As part of the house-buying process, you’ll need a survey. The right one depends on the property’s age and condition: new builds usually require a snagging survey, while modern homes in good condition are better suited to a RICS Level 2 Home Survey.
Before looking at what’s included, it helps to know how much a Level 2 survey costs. This gives you a clearer idea of what you’re paying for and whether a Level 1 or Level 3 survey might be more appropriate.
Once booked, the next step is understanding what your surveyor will do and check. Our guide covers everything included in a RICS Level 2 House Survey checklist.
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How Much Does It Cost?
Our data shows that in 2026, a RICS Level 2 Home Survey costs £445 on average. The exact cost will depend on a range of factors including the value of the property and the surveyor’s rates.
Prices are based on our cost data, received directly from user feedback.
What Do Surveyors Check?
A Level 2 Survey is a detailed survey of the property. The aim is to uncover significant defects or issues. Read our guide on how long does a level 2 survey take.
Assuming the surveyor has access, the following are some of the checks they will conduct. These will help provide a full assessment of the property:
A visual inspection of all major internal and external features
Loft space
Damp protection (including its proofing)
Function levels (including utilities)
Fittings built in (e.g. cupboards and worktops)
Issues that affect the property’s valuation
Visual checks of the building timbers or structural wood
Advice on issues needing urgent attention (e.g. a leaking roof)
Boundary walls and shared common areas
Permanent outdoor buildings (e.g. garages)
What Do Surveyors Not Check?
As many of their checks are visual, there are several things a surveyor will not check as part of their survey. This includes:
Hidden areas (e.g. under carpets or behind panels)
Drains
Anything in harder to reach places (e.g. behind heavy furniture)
Special tests on parts of the property (including utilities)
Leisure facilities (e.g. home swimming pools or gyms)
Lifts, fire alarms and security features
Physical check for asbestos-containing materials
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What Happens After a Level 2 Survey?
After the survey is carried out, your surveyor will prepare a detailed Level 2 Home Survey report, usually delivered within a few days. This report provides an overview of the property’s condition, using a clear traffic light rating system:
- Green: No issues, everything is in good order.
- Amber: Non-urgent defects that may need attention in the future.
- Red: Serious problems requiring immediate repair, further investigation, or specialist advice.
Once you receive the report, you can:
- Go ahead with the purchase if only minor or manageable issues are flagged.
- Renegotiate with the seller on price or request that repairs are made before exchanging contracts.
- Budget for future maintenance where amber ratings highlight areas of concern.
- Seek specialist reports if red ratings reveal significant issues, such as structural movement, damp, or roof defects.
A Level 2 survey doesn’t include invasive checks, but it gives you the confidence to make an informed decision and ensures there are no hidden surprises with the property.
Find a Surveyor
Whether you need a Level 2, Level 3 or a snagging survey, we can put you in touch with the experts and get house survey quotes. We know how important it is to have the right professionals on board when buying a house. This is why we only take on RICS or RPSA-regulated partners.
We can connect you with up to 5 surveyors in your local area when you fill out our simple surveying comparison form. In addition to being members of regulatory bodies, all of our partners have passed our strict verification process.
FAQs
Does a Level 2 survey check for subsidence?
Yes, a Level 2 Survey does cover subsidence concerns. However, the amount of information regarding the structural integrity of the property is quite limited. For a more thorough survey, a Level 3 Survey will be required which will uncover any structural damage.
Does a Level 2 survey check for damp?
Yes, the surveyor tests the walls within the property for potential damp. They'll only check walls that are more susceptible to damp. They will use an electronic moisture meter to see if there is any rising or penetrating damp present. Read more on our guide on do surveyors check for damp.
Does a Level 2 survey check for asbestos?
Yes, a surveyor will visually look for anything that might contain asbestos-containing materials. They will not be able to say for certain whether asbestos is present though. Their report will merely speculate, therefore you will need to arrange an asbestos survey following this.
Does a Level 2 survey check energy efficiency?
No. A surveyor will not conduct any tests to check the energy efficiency of the home. They will obtain the EPC rating certificate if present and will put it in their final report.
Will a surveyor lift carpet, floorboards, or panels?
No. A surveyor will only visually inspect the property. They are not permitted to pull up any carpet or floorboards to inspect. Neither are they allowed to open up panels which are locked up.
Is the garden checked during the survey?
Yes. If this is within the property boundary then it will be checked. The surveyor will be checking boundary walls, and shared fences. They will also be looking for invasive plants such as Japanese Knotweed.
Is the roof checked for leaks?
Yes. They will do a visual check from the ground to see if there are any missing tiles. They will also check the loft if there is access. If your survey is on a sunny and dry day, the surveyor might not be able to pick up on a leak unless it is noticeable.
