Survey Checklist
HomeBuyer survey checklist: what a Level 2 report should cover
A HomeBuyer survey, now called a RICS Level 2 Home Survey, is designed to tell a buyer whether a conventional property has visible defects that affect value, safety, or next steps. This checklist page is about report scope, not survey pricing, so it sits separately from the Level 2 cost page.
MyPropertyScan editorialNot a surveyor
Last updated: 31 May 2026. Editorially reviewed: 31 May 2026.
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Run a free previewLevel 2 checklist by property area
| Area | What the surveyor checks | What to ask if flagged |
|---|---|---|
| Roof and chimneys | Visible coverings, ridges, flashings, gutters, stacks from safe access points. | Is this normal wear, urgent repair, or a reason to get a roofer before exchange? |
| Walls and damp | Visible cracks, render, pointing, damp readings, ventilation, signs of water ingress. | What is the likely cause, and does it need a damp specialist or Level 3 follow-up? |
| Floors and joinery | Accessible floors, windows, doors, visible timber condition, signs of rot or movement. | Is the issue cosmetic, maintenance, or a structural/timber concern? |
| Services | Visual comments on electrics, heating, plumbing, and drainage where visible. | Do I need EICR, gas safety, or CCTV drain survey before exchange? |
| Grounds and legal prompts | Boundary clues, outbuildings, shared areas, drainage falls, and matters for solicitor checks. | Which points should my conveyancer raise with the seller? |
Documents to give the surveyor before inspection
- The property listing, floor plan, and any visible defects you noticed on viewing.
- Questions about extensions, loft conversions, chimney breast removal, damp treatment, or roof works.
- Any seller claims about recent rewiring, boiler replacement, roof repairs, guarantees, or planning/building regulation sign-off.
- Your specific worries, such as cracks, damp smell, uneven floors, spray foam, or suspected asbestos.
What to check when the report arrives
- Read the Condition Rating 3 items first, then the summary, then the detailed sections.
- Separate urgent safety issues from routine maintenance; not every amber or red item is a deal-breaker.
- List every recommended specialist follow-up and decide which must happen before exchange.
- Send legal/title matters to your conveyancer, not just to the estate agent.
- Use costed evidence before renegotiating; a vague scary survey line is weaker than a quote or specialist opinion.
Where Level 2 can be too shallow
A Level 2 report is not built for complex older houses. If the property is Victorian, Edwardian, listed, heavily extended, non-standard, or visibly defective, the checklist will still produce useful warnings but may leave you with multiple follow-up recommendations. In those cases a Level 3 can be cheaper than paying twice.
How this avoids cannibalising the survey decoder
This page explains the Level 2 report structure. Individual findings such as damp, cracks, roof issues, asbestos, or drainage issues should be interpreted on their own Survey Decoder pages, which are linked as supporting resources rather than repeated here.
Related next steps
Frequently asked questions
What does a HomeBuyer survey include?
It includes a visual inspection of accessible parts of the property, condition ratings, significant defects, matters for legal advisers, and recommendations for further investigation where needed.
Does a HomeBuyer survey check electrics?
Only visually. It may flag age, obvious defects, or missing certification, but it is not an EICR and does not test the installation.
Does a HomeBuyer survey check the roof?
Yes, within safe visual limits. The surveyor usually inspects from ground level and accessible roof spaces, but will not walk on unsafe roofs or open up hidden areas.
What should I do with Condition Rating 3 items?
Ask the surveyor whether the issue is urgent, whether a specialist report is needed before exchange, and whether it materially affects value, safety, mortgageability, or insurance.
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Run a free previewHow MyPropertyScan produces this guide, and what it is not
Published by MyPropertyScan and written by Ziad Nasr, who is accountable for its accuracy. No page here is written or reviewed by a chartered surveyor, conveyancer or regulated adviser, and we do not claim otherwise.
This page is not:
- Chartered surveying — we do not inspect properties or produce RICS Home Survey reports
- Legal advice — we do not act as conveyancers or advise on title, tenure or contracts
- Mortgage or insurance advice — we are not regulated by the FCA and give no recommendations
Figures and process steps come from the published UK datasets and standards listed on this page, not from professional practice. Pages are updated when source coverage, survey cost assumptions, or lender and legal requirements materially change. Dataset limitations are set out on the methodology page.
Spotted something out of date or wrong? Email hello@mypropertyscan.com and we will correct it and change the update date.
Sources used
We use UK public and specialist sources where they are available. Public datasets can be incomplete, delayed, or missing for some addresses. Treat them as a starting point, not as a replacement for professional advice.
Source standard: preference goes to official government datasets, statutory bodies, professional standards, and primary dataset publishers. We cite the source family on the page and explain coverage limits rather than filling gaps with unsupported estimates.
- Professional standard: RICS Home Survey StandardRICS standard for condition-based residential surveys in the UK.
- Learn more from: RICS consumer guide to surveysConsumer-facing guide to survey types and when each level is appropriate.
- Official guidance: GOV.UK buying or selling your homeGovernment overview of the home buying and selling process.
General information only. Not legal, mortgage, insurance, or surveying advice. Always confirm with your own surveyor, broker, and conveyancer before making decisions. MyPropertyScan is operated by BiteRight Ltd.