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RICS Level 2 Homebuyer Report

What is an RICS Level 2 Homebuyer Report

To explain a little more about a Level 2 Survey or as is sometimes called, a Homebuyer Report or Homebuyer Survey, we have to delve back to the mid 2000’s

In 2006, RICS brought out a survey and report called a home condition report, this was later changed to the RICS Homebuyer Report and in 2019 it was changed again, with some small changes to an RICS Level 2 Report, which is commonly called RICS Level 2 Homebuyer Report. Other names such as Homebuyer Survey are also common names used. Officially today the report is called an RICS Level 2 Home Survey.

Prior to 2006, their was only one report for all properties, called a Structural Survey Report, which was later renamed to an RICS Buildings Survey, and from 2019 renamed an RICS Level 3 Report and commonly called an RICS Level 3 Buildings Survey. This all sounds very confusing I know, however in simple terms an RICS Level 2 Homebuyer Report was introduced to provide a separate report to allow buyers to have a straightforward reporting tool for simple property, such as a modern apartment, modern houses, and general property simple in nature and less than 40 years old.

At Dunham Hale Surveyors, we would always recommend the RICS Level 3 Building Survey, simply due to its detail and quality. Also, our surveyors love these as they can really get there teeth in to the nuts and bolts of a building (or the damp and cracks of a building). However a simple Homebuyer Survey which would provide you with an RICS Level 2 Home Survey Report would be a great option if you just wanted to know the basics and the property was straightforward.

However, we understand that not all property needs an RICS Level 3 Building Survey, and here is where the RICS Level 2 Homebuyer Report is suitable. For more information on choosing the right survey, go to our external links page and download our simple guide.

What is Covered within an RICS Level 2 Homebuyer Report?

At Dunham Hale Surveyors, an RICS Level 2 Homebuyer Report, covers an inspection of the internal and external elements, such as walls, floors, ceiling, external walls, roofs, and fenestration (windows) of the property. In addition, this also includes:

  • Inspecting as much as physically and visually accessible, including basements, cellars, lofts, windows, and doors.
  • Advice on insulation, condensation, and dampness
  • Garages, Permanent Outbuildings, Conservatories and Porches.
  • Roof Voids, Pitched Roofs, and Flat Roofs
  • Visible Assessment of Services
  • Leasehold & Freehold advice
  • Energy Efficiency
  • Additionally, at no extra cost, you can opt for a basic guidance valuation to be included.

Why opt for a Level 2 over a Level 3 survey?

At Dunham Hale Surveyors, we are happy to provide both types of survey and would not sway the client either way if this is there so wish. However, it should be noted that an RICS Level 2 Homebuyer Report is basic in nature and doesn’t have the reporting tools to allow detailed input and is not as useful as an RICS Level 3 Building Survey. The main key differences that the RICS Level 2 Homebuyer Report doesn’t have are as follows;

  • Does not include a detailed valuation. It can include a basic guidance valuation only.
  • Not suitable for property of over 40 years old and as such won’t include repair costs to help you budget for repairs.
  • Not suitable for renegotiation of offer price with vendors, since there are no repair costs in which to base the negotiation on.
  • Less photographs.
  • Basic in nature so some detail that will help to use in negotiation may not be included.
  • Leasehold & Freehold advice
  • May not include detail on the overall property opinion. Only the basic important defects are mentioned.
  • Further investigations for defects may not be included.

In addition to the standard RICS Level 2 Homebuyer Report, we also offer add-ons for an additional fee, such as

Drone Surveys, RICS Redbook Valuations, Thermal I maging Surveys and Reinstatement (Rebuild) Valuations.

An RICS Level 2 Homebuyer Report will highlight issues that you need to be aware of. Full advice as to the condition of elements of the property and its structural integrity will also be reported upon but these will not be as detailed as a RICS Level 3 Buildings Survey.


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