RICS Home Survey Level 2

This service is for clients who are seeking a professional opinion at an economic price. It is, therefore, less comprehensive than a Home Survey Level 3 service.

The report assesses the general condition of the main interior and exterior elements of a property. This intermediate level of service includes a more extensive visual inspection of the building, its services, and grounds, but without tests being undertaken.

This includes:

  • Roof Inspection (paying particular attention to any potential damage or decay) from ground level, with binoculars.
  • Exposed surfaces and floors (unfixed hatches/panels or floorboards).
  • Concealed chamber areas normally opened or used by the occupiers, if safe to do so (typical examples here include roof spaces, basements, and cellars).
  • Windows (one per elevation & one of each different type).
  • The surveyor will also consider any obvious cases of damp, subsidence, or rot.


The report will apply ‘condition ratings’ to the parts of the building:

  • Condition Rating 1 – Routine Maintenance Only – No Repairs Required.
  • Condition Rating 2 – Non-Critical Repairs Are Required.
  • Condition Rating 3 – Critical Repairs Are Required.


An RICS Home Survey Level 2 report does NOT include:

  • An EPC certificate, but they will contain a review of the existing certificate and major differences will be highlighted.

Where our surveyor is unable to reach a conclusion with reasonable confidence, we will recommend that further investigations should be made.

This level of service is unlikely to suit:  

  • Complex buildings e.g., those that have been extensively extended and altered.
  • Unique or older historic properties – although Home Survey Level 2 services may be appropriate for some older buildings, the decision will depend on our surveyor’s proven competence and knowledge and the nature of the building itself. For example, a Home Survey Level 2 report on homes with traditional timber frames or those built much before 1850, is likely to be inconclusive and be of little use to the client.
  • Properties in neglected condition. In such cases, a Home Survey Level 2 service will often result in numerous referrals for further investigations, an outcome that many can find disappointing. However, if you are planning to carry out extensive repairs and refurbishment work in the future, our surveyor will give advice on suitable additional services.


This level of service suits a broader range of conventionally built properties, including houses, flats or bungalows that have been constructed from common building materials.

Home Survey Standard 22 RICS Professional Statement – Effective from 1 March 2021

Additional Valuation for Home Survey

Our Level 2 Surveys can also include a reliable assessment on the property’s estimated market value. Much like the standard survey, this information will assist you in making a confident and informed decision, based on the knowledge of our local expert. Furthermore, by citing this valuation, a buyer can potentially reduce the current asking price of the property. This will guarantee that they are not being overcharged or misled during the sale.

If a valuation is requested, a reinstatement (rebuilding) cost will also be calculated.


EWS1 Guidance

Where residential apartment buildings are clad or have potentially combustible attachments, appropriate documentary evidence in the form of an EWS1 is required confirming the status of fire risk, if any. We recommend your legal advisor requests a completed EWS1 from the Managing Agents/Landlords of the block within which the subject flat is situated.

You should be aware that where an acceptable EWS1 is not forthcoming then you should not proceed to purchase. At the current time it is unlikely that properties in residential apartment blocks with cladding will be mortgageable without a satisfactory EWS1.

Find out more about an EWS1 in our blog: https://www.watsons-property.co.uk/what-is-an-ews1/

Book Your Survey Online:

If you’re looking to book a home survey, simply complete the form below, providing full property details, and obtain a quote very quickly. If you decide to go ahead and book, we will also conduct the survey on a date and time convenient to you.

By providing us with your email address, you will enable you to register with our online booking system – by doing so, you will be able to log-in to your surveys account at any time to look at your quote(s), monitor the progress of your report(s), communicate with our Client Services Hub, and retrieve your final report(s) via your account.

Survey Booker

Why do I need a home survey?

If you’re considering purchasing a new property, at Watsons we always recommend commissioning your own independent home survey, which will provide you with a clear understanding of the property’s condition. By having a home survey completed, you’re essentially avoiding any additional costs, stress and hassle further down the line, as the survey can help you avoid surprise additional costs for repairs.
The final report provides colour-coded, condition ratings of the property, providing clarity within the report regarding the condition of the property and these are referenced during the internal and external inspection. 
Take a look at the Royal Institution of Chartered Surveyors (RICS) video below, on the importance of getting a home survey:

Not the right survey for you?

We also offer other surveys, plus additional services. Choose one of the buttons below to find out more:

Contact your Nearest Surveyor:

Norfolk
01603 751577
Suffolk
01473 350095
Essex
01245 204233
Cambridgeshire
01223 656290
Lincolnshire
01522 308054
Leicestershire
01162 160002
Rutland
01572 498775
Nottinghamshire
01158 226531
Derbyshire
01332 985120
North Yorkshire
01904 238263
South Yorkshire
0114 553 9560
County Durham
0191 731 7610
Tyne & Wear
0191 731 7610
Northumberland
01670 336885
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