Summary
A RICS Level 2 survey costs around £455 on average in the UK, typically between £416 and £639. The exact price depends on the property’s size, value and location, but you can save the most by comparing house survey quotes from local RICS surveyors.
Buying a home is one of the biggest financial commitments you’ll ever make, but there’s always a worry that the property has hidden problems that only show up after you’ve bought it.
A RICS Level 2 survey, previously called the HomeBuyer Report, is the most common way to reduce that risk. It’s designed for typical houses and flats in reasonable condition, giving you a clear picture of the property without the higher price of a Level 3 survey.
The simplest way to save on this survey is to compare quotes from local RICS-regulated surveyors, which can cut the cost by up to 70% while still giving you the confidence to move ahead with your purchase.
What is a RICS Level 2 Survey?
A RICS Level 2 survey, also known as a HomeBuyer Survey or HomeBuyer Report, is a visual inspection carried out by a RICS-registered surveyor.
It provides an overview of the property’s condition, highlighting issues such as damp, subsidence or structural movement, and uses traffic light ratings to show how serious each problem is.
We recommend a Level 2 survey when buying a typical house or flat in reasonable condition, especially if it’s built with standard materials like brick or tile.
The survey does not involve opening up structures or testing services. If you need that level of detail when buying, we recommend choosing a RICS Level 3 survey instead.
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Average Cost of a Level 2 Survey
Based on Compare My Move data, the table below shows the average cost of a Level 2 survey by property price, along with the lowest and highest quotes received:
Level 2 Survey Cost by Property Price
Here we review the average cost of a house survey according to Compare My Move users, based on the property price. We have also included a range of costs based on the lowest and highest quotes received by our users.
| Property Price | Average Survey Cost | Survey Cost Range |
|---|---|---|
| Up to £200,000 | £384 | £377 - £552 |
| £200,000 - £300,000 | £408 | £385 - £595 |
| £300,000 - £400,000 | £441 | £409 - £633 |
| £400,000 - £500,000 | £475 | £429 - £649 |
| £500,000+ | £586 | £533 - £851 |
As you can see in the table, Level 2 survey costs increase with property value. Homes priced above £500,000 average £586, compared with £384 for properties under £200,000.
This is because higher-value homes often take longer to inspect, plus surveyors also take on greater responsibility when assessing higher-value properties, which is reflected in their fee.
Use our House Survey Cost Calculator to get a personalised estimate of the cost of your home survey.
Level 2 Survey Cost by Property Size
Here we review the average cost of a survey according to Compare My Move users, based on property size. We have also included a range of costs based on the lowest and highest quotes received by our users.
| Property Size | Average Survey Cost | Survey Cost Range |
|---|---|---|
| 1-bedroom property | £402 | £374 - £608 |
| 2-bedroom property | £420 | £394 - £577 |
| 3-bedroom property | £437 | £409 - £633 |
| 4-bedroom property | £495 | £467 - £726 |
| 5-bedroom property | £559 | £497 - £826 |
As our data shows, a survey is likely to cost more for larger homes, especially those with 4 or 5 bedrooms. This is because it takes the surveyor longer to conduct the survey and write the report, and there will be more to investigate.
Prices are based on our cost data, received directly from user feedback.
What Influences the Cost of a Survey?
Your Level 2 house survey cost will be influenced by several factors, including:
Property value
The value of the home can impact the price of a survey, with more expensive homes resulting in higher costs for a Level 2 survey.
Property size
The bigger the home, the more your survey is likely to cost, as it will take longer for the surveyor to complete both the survey and report.
Property type
Flats and apartments may be cheaper to survey as they are smaller, while large or unconventional homes will require a higher cost for the survey.
Location of the property
Surveys are likely to cost more in large cities such as London. The survey may also cost more if the property is difficult to reach, for example, in the countryside.
Your surveyor
Prices will often vary between different surveyors, which is why comparing quotes is vital to find the best price.
An additional valuation
If you want to add a property valuation to your Level 2 survey, it will come at an additional cost.
How Do I Know If a Level 2 Survey is Right for Me?
RICS recommends a Level 2 survey for typical houses or flats in reasonable condition, built with common materials such as brick or tile. It’s designed for properties that are not unusually old, altered, or in visibly poor condition.
A Level 2 survey is also a good choice if you want:
- A clear overview of the property’s main elements and overall condition
- A visual inspection of the building, its services and grounds
- Defects highlighted with traffic light ratings, so you can see which issues matter most
If the property is older, heavily altered, built with non-standard materials, or showing clear signs of damage, a Level 3 survey is usually more appropriate. When in doubt, it’s best to ask your surveyor which level will give you the detail you need.
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Is a Level 2 Survey Worth the Cost?
Yes, the cost of a Level 2 home survey is a small price to pay as it can potentially save you thousands of pounds down the line.
A RICS Level 2 homebuyers survey can provide valuable information about the condition of the home, any concerns or issues, required repairs and recommendations for further investigation.
Using your survey report, you could negotiate the price of the property or save yourself from buying a problematic home by pulling out of the transaction.
As a home is often one of the biggest purchases someone will make in their lifetime, ensuring it is the right home for you is essential.
How to Save on a Level 2 Survey
There are a few ways to ensure you get the best price for your Level 2 Homebuyer survey:
Compare surveyors
The best way to ensure you are getting the right price for your survey is to compare surveyors. This way, you can find the company that suits your needs and budget.
Choose a local surveyor
Your survey may be more expensive if the surveyor has to travel far to complete the survey. Opting for a local surveyor could mean a lower price and they may also have unique insight into the area.
Ensure property access
Check with the seller or estate agent that the property is easily accessible for the surveyor, as they may charge more if there was difficulty accessing the property or completing the survey.
Negotiate
You could try to negotiate the price of your survey, especially if you have compared a few quotes and the surveyor is willing to be flexible on price.
How to Find a Surveyor
Choosing the right surveyor matters as much as the survey itself. A good surveyor gives you clear, reliable advice that can save you money and stress later on.
The simplest way to get started is to compare quotes from local RICS-regulated surveyors. Through Compare My Move you can connect with up to 6 qualified surveyors in your area and save up to 70% on your Level 2 survey cost.
Every surveyor in our network is verified before joining and regulated by the Royal Institution of Chartered Surveyors (RICS), so you know you’re in safe hands.
FAQs
When should I get a Level 2 survey?
Home buyers usually arrange a survey once their offer has been accepted, and it’s the buyer who organises and pays for it.
How long does a Level 2 survey take?
A Level 2 Home Survey will take 2-4 hours to complete. It can take longer if there are any areas your surveyor is having trouble accessing.
Is a Level 2 survey legally required?
No, there is no legal obligation to get a Level 2 survey when buying a property. It is, however, highly recommended as part of the house-buying process.
Do I need a Level 2 survey in Scotland?
In Scotland, it is the seller who arranges a Home Report, which includes a Single Survey. This is a legal requirement when selling the home. Buyers can choose to have their own survey if they wish. Read more on our guide on Home Report Costs.
Does a Level 2 survey include a valuation?
No. A RICS Level 2 survey does not automatically include a valuation of the property. You can ask your surveyor to add one, but it will usually come at an additional cost. If you need a valuation for your mortgage or for peace of mind when buying, let your surveyor know before booking so it can be included in the quote.
