Plenty of buyers still search for a “homebuyer survey” or ask their agent about a “HomeBuyer Report”. It’s a well-known name, and for years it was the default survey for a typical house. But RICS has retired the name, so if you ask for one today you’ll usually be offered something with a different label. Here’s what happened and what you get now.
The short answer
RICS replaced its old residential survey products with the RICS Home Survey Standard, published in November 2019 and mandatory for RICS members and regulated firms from 1 March 2021. It sets out three levels of survey. The HomeBuyer Report became the Home Survey Level 2. It’s the same broad idea — the middle-ground survey for conventional homes in reasonable condition — under a clearer framework.
The other old names changed too:
- Condition Report → Home Survey Level 1
- HomeBuyer Report → Home Survey Level 2
- Building Survey (often called a “full structural survey”) → Home Survey Level 3
What a homebuyer survey (Level 2) covers today
A Level 2 survey is designed for standard houses and flats of conventional construction that appear to be in reasonable condition. It typically includes:
- a visual inspection of the accessible parts of the building, inside and out, including the roof space where accessible;
- condition ratings for each element — 1 (no repair needed), 2 (repair or replace, not urgent), 3 (serious or urgent) — plus NI where something couldn’t be inspected;
- commentary on defects, and advice on repairs and ongoing maintenance;
- matters to raise with your conveyancer before exchange, such as alterations, guarantees and shared services;
- risks to the building, the grounds and people.
It can be carried out as survey only, or with a valuation included. Our Home Survey Level 2 is survey only.
What it doesn’t do
Like all home surveys, a Level 2 is visual and non-invasive. The surveyor won’t lift fitted floor coverings, move heavy furniture or test services. And it doesn’t go into the depth of diagnosis and repair options that a Level 3 does. We explain the limits in what a Level 2 survey can’t see.
Level 2 or something else?
- Choose Level 1 if the property is modern, conventional and in good condition, and you want a concise overview. More on Level 1.
- Choose Level 2 — the old homebuyer survey — for most standard homes in reasonable condition.
- Choose Level 3 if the property is older, larger, unusual, altered, visibly defective, or you plan significant work. More on Level 3.
If you’re unsure, our guides to the types of house survey and which survey level you need go into the choice in detail.
Why the rename matters to you
Mostly, it avoids confusion when comparing quotes. If one firm quotes for a “HomeBuyer” and another for a “Level 2”, check that you’re comparing like with like: same level, survey only or with valuation, and the same inspection depth. And whatever it’s called, check who’s carrying it out; here’s how to check your surveyor.
Looking for a homebuyer survey? Send us the address and we’ll confirm whether Level 2 is right for the property and quote a fixed fee before you commit.
Sources and further reading
- RICS Home Survey Standard — RICS — mandatory for members and regulated firms since 1 March 2021
- Scope of inspection: Home Survey Level Two — RICS