How much is a Level 2 survey? In 2026, a RICS Level 2 Home Survey — what most people still call a home buyers survey or HomeBuyer Report — typically costs £400–£700, with London properties toward the top of that range. Here is what that fee buys, and when it is the wrong survey to choose.
What does a home buyers survey cover?
A Level 2 survey covers all visible and accessible parts of the property: roof coverings seen from ground level, walls, floors, windows, bathrooms and kitchens, obvious damp, and services in general terms. Each element gets a traffic-light condition rating — 1 (fine), 2 (needs attention), 3 (serious or urgent) — so you can see problems at a glance. What is in a homebuyers survey is essentially a professional condition snapshot; what is not is invasive investigation: the surveyor will not lift carpets, open up walls or test the electrics.
How much is a home buyers survey for different properties?
Fees scale with purchase price: roughly £400–£500 for homes under £300k, £500–£650 to £600k, and £650+ above that. Adding a market valuation costs a little more. Get the fee confirmed in writing before booking — it should include follow-up questions after you read the report.
How long does a Level 2 survey take?
The inspection takes 1.5–3 hours on site, and the report normally arrives within 3–5 working days — faster than a Level 3, which is one reason chains under time pressure favour it.
When Level 2 is the wrong choice
For pre-1940s, extended, altered, or visibly defective properties, the deeper analysis of a Level 3 pays for itself — our Level 2 vs Level 3 guide and side-by-side comparison cover the decision. Ready to book? See our Level 2 HomeBuyer Survey service.
Get a fixed quote today
Kingston Surveyors arranges RICS surveys and valuations across London and the surrounding counties, with clear fixed fees agreed before you book. Call 0204 579 8270 for a same-day quote, or send us the property details and we will organise the right surveyor for the job.
