Published 2026-05-12 · KentLoop Property Guides

HomeBuyer Report: What It Is and When You Need One

When buying a property, you have a fundamental decision to make: do you rely on your mortgage lender's valuation, or do you instruct your own independent survey? The short answer, for almost every buyer, is that you should always get your own survey. The RICS HomeBuyer Report — now formally called a RICS Level 2 survey — is the most popular choice for standard residential properties in the UK.

What Is a HomeBuyer Report?

A HomeBuyer Report (RICS Level 2 survey) is a professional assessment of a residential property's condition carried out by a qualified RICS surveyor. It gives you an objective, independent view of the property before you commit to the purchase.

The report covers:

• Condition of the structure — walls, roof, floors, ceilings, foundations
• Damp and timber — evidence of rising damp, penetrating damp, condensation, and timber decay
• Roof coverings — visible condition of tiles, slates, flashings, gutters, and downpipes
• Windows and external doors — condition, draught-proofing, double glazing integrity
• Services — a general note on the apparent condition of heating, plumbing, electrical, and drainage systems (these are not tested — specialist reports are recommended if concerns are identified)
• Grounds and outbuildings — visible condition of garages, paths, gardens boundaries, and drains
• Legal issues for your solicitor — observations that should be checked by your solicitor, such as boundary inconsistencies or evidence of extension work that may require planning confirmation

The Traffic Light System

The HomeBuyer Report uses a standardised three-colour condition rating for each element:

This system makes the report accessible to buyers who aren't construction experts — you can quickly see at a glance where the main concerns are.

Is a HomeBuyer Report the Same as a Valuation?

No. These are two entirely different things.

Your lender's valuation is instructed by your mortgage lender to confirm the property is adequate security for the loan. It is not a survey. It's typically a brief visit (sometimes just 20–30 minutes), and the resulting report belongs to the lender — not you. Many valuations today are automated "desktop" assessments that don't involve a site visit at all.

A HomeBuyer Report is your independent assessment. You instruct it, you pay for it, and the report is yours. The surveyor's duty of care runs to you.

Some RICS Level 2 surveys include an optional market valuation alongside the condition report. This gives you the surveyor's independent view of market value, which can be useful for negotiations if the lender's valuation comes in lower than expected, or if the survey uncovers defects that affect value.

What a HomeBuyer Report Does Not Include

It's important to understand the limitations of a Level 2 survey:

• It is a visual inspection only. The surveyor does not lift floorboards, move furniture, or open sealed voids. Hidden defects below surface finishes may not be detected.
• Services are not tested. Electrics, plumbing, heating, and drainage are observed but not tested. If the surveyor flags concerns in these areas, specialist contractors should be called in.
• It does not cover every last detail. Unlike a Level 3 (Full Building Survey), it does not provide detailed construction analysis or extended commentary on cause and remediation.

When Is a HomeBuyer Report the Right Choice?

A Level 2 HomeBuyer Report is appropriate when:

• The property was built after approximately 1930 using conventional brick and block construction
• The property appears to be in reasonable, well-maintained condition with no obvious defects
• The property is of conventional design (not heavily extended, not unusual construction)
• You want a clear, accessible report at a reasonable cost

Consider upgrading to a Level 3 Full Building Survey when:

• The property is pre-1930 or pre-1900
• The construction is non-standard (timber frame, steel frame, concrete, thatched)
• There are visible structural concerns, significant cracks, or signs of settlement
• The property has been significantly extended or altered
• It's a listed building

How to Instruct a HomeBuyer Report

1. Find a RICS-regulated surveyor. Look for the letters MRICS or FRICS after their name.
2. Confirm the scope — Level 2 survey, with or without market valuation.
3. Agree the fee before instructing (typically £400–£700 for standard properties in Kent, depending on size and location).
4. Ensure the inspection is booked promptly — do not wait for mortgage confirmation.
5. Review the report carefully when it arrives. Discuss any red or amber items with the surveyor, who should explain their significance.

A good surveyor will call you after the inspection to talk through key findings before the written report is delivered.

Acting on the Report

If the report identifies defects:

• Get contractor quotes for remedial works and use these to negotiate the purchase price
• Ask your solicitor to raise enquiries about any building works, damp treatment guarantees, or warranty documentation referenced in the report
• For serious findings, consider whether to proceed at all, or whether the price would need to be significantly reduced

Find RICS Surveyors in Ashford →

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Disclaimer: This guide is provided for general information purposes only and does not constitute professional surveying, legal, or financial advice. Survey scope and suitability depend on the specific property and circumstances. Always instruct a qualified RICS-regulated surveyor and read their report carefully before proceeding with any property purchase. KentLoop is a directory service and does not provide surveying advice.