Description of the RICS Home Survey Level 2 (survey and valuation)

Please note: A standard level 2 survey does not come with a valuation. Please request at quotation stage if you need one.

The Service

The RICS Home Survey – Level 2 (survey and valuation) service includes:

  • a physical inspection of the property (see The inspection, below)
  • a report based on the inspection (see The report, below)
  • a valuation, which is part of the report (see The Valuation, below)

The surveyor aims to give you professional advice to help you:

  • make an informed decision on whether to go ahead with buying the property
  • make an informed decision on what is a reasonable price to pay for the property
  • take into account any repairs or replacements the property needs
  • consider what further advice you should take before committing to purchasing the property

Any extra services not covered by the terms and conditions of this service must be covered by a separate contract.

The Inspection

The surveyor inspects the inside and outside of the main building and all permanent outbuildings, recording the construction and significant visible defects. This inspection covers as much of the property as is physically accessible.

Where this is not possible, an explanation is provided in the ‘Limitations on the inspection’ section of the report.

The surveyor does not:

  • force or open up the fabric of the building
  • take up fitted carpets or floorboards
  • move heavy furniture
  • remove contents of cupboards or roof spaces
  • undo electrical fittings or secured hatches

If necessary, the surveyor may inspect from ground level or nearby public property. Tools used may include a damp meter, binoculars, a torch, and a ladder (up to 3m).

If safe and reasonable, the surveyor enters roof spaces and inspects the structure, without moving insulation or stored items.

They also carry out a desktop study and oral enquiries about matters affecting the property.

Services to the Property

Services are often hidden, so only visible parts are inspected. The surveyor:

  • does not carry out specialist tests
  • cannot assess the efficiency or safety of installations
  • does not inspect inside flues, boilers or chimneys

Outside the Property

The surveyor inspects:

  • boundary walls and fences
  • permanent outbuildings
  • areas in shared use

Access restrictions (e.g., overgrown plants) are noted, and potential risks are explained.

Swimming pools and sports facilities are inspected only as structures — not their internal/external equipment or features like landscaping.

Flats

For flats, the surveyor checks:

  • external surfaces
  • access areas (e.g., shared hallways, staircases)
  • roof spaces (only if accessible from within and owned by the flat)

They do not inspect drains, lifts, fire alarms, or security systems. External wall systems are not inspected — concerns may trigger recommendations for further investigation before purchase.

Dangerous Materials, Contamination & Environmental Issues

The surveyor:

  • does not make environmental or contamination enquiries
  • assumes no harmful materials unless suspected
  • does not perform asbestos inspections or act as an asbestos inspector under CAR 2012

If asbestos is suspected, it is reported with recommendations. For flats, the surveyor assumes a dutyholder manages risks as per CAR 2012.

The Report

The surveyor provides:

  • an objective description of the property's condition
  • assessment of defect severity
  • concise advice about repairs and ongoing maintenance
  • recommendations for further investigation if necessary

Condition Ratings

The following ratings are used:

  • R – Documents to request before signing contracts
  • 3 – Serious/urgent defects needing repair or replacement
  • 2 – Non-urgent defects needing attention
  • 1 – No repair currently needed, normal maintenance required
  • NI – Not inspected

Uninspected areas are identified and, where needed, further investigation is recommended.

Energy

An EPC is not included in this service. If one is not provided, the most recent certificate is obtained. If available, its rating is reviewed and compared with the property. Any discrepancies are noted.

Legal Issues

The surveyor does not act as a legal adviser. However, if relevant issues are identified (e.g., missing warranties), they are flagged for your solicitor.

The report is issued by the firm, not the individual surveyor. Sole practitioners may sign in their own name.
Nothing in the report limits liability for death or personal injury due to negligence.

Risks

This section identifies any defects or risks to the building, grounds, or people. This may include general or repeated issues. For leaseholds, guidance and questions for legal advisers are included.

The Valuation

The surveyor provides:

  • Market value of the property
  • Reinstatement cost (see below)

Market Value

Market value is the estimated price of the property based on:

  • a willing buyer and seller
  • proper marketing
  • no undue pressure
  • knowledgeable and prudent parties

Assumptions include:

  • No major hidden defects in uninspected areas
  • No harmful materials or ground contamination
  • Normal connection and right to use mains services
  • Excludes furnishings, removable fittings, or sales incentives

Legal assumptions include:

  • Property sold with vacant possession
  • No legal violations related to use or condition
  • All planning/building permissions obtained
  • Roads/services adopted and usable on normal terms

If leasehold, further assumptions are made (outlined in the full advice).

Reinstatement Cost

This is the estimated cost to rebuild the property to current standards, including:

  • the building, garages, boundary walls, and permanent outbuildings
  • site clearance and professional fees
  • VAT is not included (except on fees)

Used for buildings insurance purposes.