The RICS Homebuyer Report Explained: What You Get and What to Look For

Bradford Shipley Surveyors produces RICS Level 2 Homebuyer Reports for properties across Bradford, Shipley, Leeds and West Yorkshire. A surprisingly large number of people who commission a survey have only a vague idea of what they're actually getting. This article changes that.

What is a RICS Level 2 Homebuyer Report?

The RICS Level 2 Homebuyer Survey (or Homebuyer Report, if combined with a market valuation) is a structured, standardised survey format produced under RICS guidelines. All RICS Level 2 surveys follow the same format — which means if you've had one before on a different property, you'll already be familiar with how it's laid out. The key difference between individual surveys is the content — the specific findings that your surveyor reports for that particular property.

The survey covers all the main visible and accessible elements of the property — structure, roofs, walls, floors, joinery, services — and uses a three-level traffic light condition rating system to communicate the significance of any defects found.

Understanding the Traffic Light System

Every element of the property is given one of three condition ratings:

• Condition Rating 1 (Green): No repair is currently needed. The property element is performing as expected and only routine maintenance is required.
• Condition Rating 2 (Amber): Defects that need repairing or replacing but are not considered to be either serious or urgent. The property element is performing below its expected level but has not reached a critical state.
• Condition Rating 3 (Red): Defects which are serious and/or require urgent repair or investigation. The surveyor recommends obtaining further specialist advice before committing to the purchase.

As a buyer, your first action when you receive your report should be to read every Condition Rating 3 item very carefully. These are the things that need to be dealt with, either by the seller before completion or by factoring the cost of remediation into your purchase price.

What Sections Does a RICS Homebuyer Report Cover?

A standard RICS Level 2 Homebuyer Report covers the following sections:

1. About the inspection: Details of the inspection including weather conditions, accessibility, limitations and the surveyor's terms of engagement.
2. Overall opinion and summary: The surveyor's overall assessment of the property. Read this section first to get the big picture before diving into the detail.
3. The property: Description of the property's type, construction, age and general form.
4. Outside the property: Roof coverings, chimney stacks, rainwater fittings, main walls, windows, external doors.
5. Inside the property: Roof structure, ceilings, walls, floors, internal joinery, internal walls and partitions, fireplaces, built-in fittings.
6. Services: Overview of gas, electricity, water, heating and drainage systems.
7. Grounds: The site, garage, and outbuildings.
8. Issues for legal advisers: Items to be passed to your solicitor — such as planning consents, building regulations approvals, flood risk, rights of way.
9. Risks: Specific risks to the property, its occupants, or neighbouring properties.
10. Valuation (optional): If a market valuation has been included, the surveyor's assessment of the open market value and reinstatement cost for insurance purposes.

Limitations of a Level 2 Survey

The RICS Level 2 survey is a visual inspection — the surveyor is not required to lift floor coverings, open up the structure, or carry out specialist tests beyond moisture readings. This means that certain types of defect may not be detected at Level 2 — particularly those hidden behind finishes or in inaccessible parts of the structure.

This is one of the key reasons why we often recommend a Level 3 Building Survey for older or more complex properties — it involves a more thorough investigation and goes beyond the standardised Level 2 format to provide a comprehensive analysis of the property's condition.

What to Do When You Get Your Report

When your report arrives:

1. Read the executive summary first to understand the overall picture.
2. Go through every Condition Rating 3 item and understand what action is recommended.
3. Consider obtaining specialist quotes for any significant works before exchanging contracts.
4. Use the findings to have a frank conversation with your solicitor about whether there are any items requiring investigation or disclosure from the seller.
5. Speak to your surveyor — at Bradford Shipley Surveyors, we always make ourselves available to discuss the findings with you after delivery of the report.

"I'd never bought a property before and when the 40-page report arrived, my heart sank. But Ian rang me that afternoon and talked me through every Condition 3 item in about 20 minutes. By the end of the call I knew exactly what I was dealing with. That personal follow-up is what sets Bradford Shipley Surveyors apart." – Bradford buyer, Condition 3 items successfully renegotiated