In short: A RICS Level 2 HomeBuyer Survey is the right survey for most conventional houses and flats in London and the South East that are in reasonable condition. It tells you the condition of the property in clear traffic-light ratings, flags defects such as damp, movement and roof problems, highlights legal points for your conveyancer, and our report includes a market valuation and an insurance reinstatement cost estimate, all before you exchange contracts.
Why choose Aston James Associates for your Level 2 HomeBuyer Survey
- Carried out and signed by one of our RICS chartered surveyors.
- Independent: we work for you, not the lender or the estate agent.
- Victorian and Edwardian terraces, flat conversions, 1930s semis and newer homes across South London and Surrey are our everyday work. See the issues we find in practice: damp in older properties and subsidence vs settlement.
- Your report is typically delivered within 3 to 5 working days of the inspection, written in plain English with clear, practical advice.
- A post-survey review with your surveyor is included, to talk through the findings and what to do next.
- Fixed fee, quoted online in under a minute: get your instant quote. Older, altered or unusual property? A RICS Level 3 Building Survey may suit you better. Read Building Survey vs HomeBuyer Report to compare.
A Level 2 HomeBuyer Survey will help you:
- Understand the condition of the property and which repairs are urgent
- Spot problems that a lender's mortgage valuation will not cover
- Negotiate on price, or walk away, from an informed position
- Plan and budget for repairs and maintenance after you move in
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What Is a RICS Homebuyer Report?
The RICS Level 2 Homebuyer Report is a second-tier and more extensive survey offered by AJA under the direction of RICS (the Royal Institution of Chartered Surveyors). If you are in the process of or considering buying a property, our RICS Homebuyer report, prepared by one of AJA’s London or Sheffield based chartered building surveyors, provides you with an excellent overall awareness of the condition of the property you are interested in buying.
What Does a RICS Homebuyer Report Cover?
Our Homebuyer Survey attempts to identify what issues might be hiding that could cause problems and additional expense at a later date – likely repairs, damp and other less obvious issues not visible without a professionally trained eye.
A building and property survey of this nature will go a long way in assuring you that the building and property's grounds are sound.
This type of report is ideal for properties in a reasonable condition and of standard construction dating back to 1850. Our homebuyer report at AJA includes all the elements of the RICS Condition Report as well as additional extras such as:
- Professional advice in regard to ongoing repairs and maintenance
- A market property valuation
- An estimate of reinstatement costs for insurance purposes
The survey covers the following areas:
The property survey looks at the inside and outside of the main building and any buildings considered to be permanent outbuildings. Our property surveyors often use various tools, such as damp metres, torches, visual aids, and maybe a short ladder - to help inspect your property and complete your report.
It’s important to note that the inspection at this level does not force open or expose the fabric of the property - so at this level you shouldn’t expect the surveyor to start taking up carpets, floorboards, moving furniture or the contents of your attic around.
Your surveyor will check the property for services that are supplied – gas, electricity, sewerage, etc. They won’t be carrying out any tests on them and a visual inspection doesn’t assess services for safety.
Your property surveyor looks at fences, walls bounding the property, permanent outbuildings and shared use areas. Inspection focuses on the outside facades of the building and their condition, along with walkways and stairways. If the property has a swimming pool or other sporting facilities, these are considered permanent outbuildings. Leisure facilities such as tennis courts and the pool itself along with landscaping facilities are not inspected.
Checks are made to see if any dangerous chemicals have been used in the construction of the property. If our surveyor suspects there is a problem (such as asbestos) they will recommend further investigation.
Why Is A Homebuyer Survey Important?
The number of homebuyers who think a property survey is an unnecessary expense is too high. To make it clear, we thought it would be beneficial to explain some of the significant downsides of failing to obtain a RICS Homebuyer Report.
Failure to have a homebuyer survey commissioned may lead to risks such as:
Having a professional property survey is important so that you, as a buyer, are aware of the condition of the home you are about to purchase. Having experienced professionals inspect the property will identify issues of current, but most importantly, future concerns that a novice may be unable to detect.
It is a common misconception that homebuyers only require a satisfactory Mortgage Valuation Report to feel at ease. A mortgage valuation is strictly for the lender's benefit, to check the property's suitability for lending. Property surveys provide an excellent opportunity for informed, impartial advice from experienced and qualified property professionals.
Professional home survey findings can serve as a credible tool to help you renegotiate the price of your new home if serious building issues become apparent.
Book Your Homebuyer Survey Today with Aston James Associates
AJA Surveyors provide rapid turnaround homebuyer surveys across London, the South East and Yorkshire. If you believe that a RICS Homebuyer Report is right for your next property move, then contact us today for a free, no-obligation quote.
Homebuyer survey guides
- Building survey vs homebuyer report: which one do you need?
- Do I need a survey on a 20-year-old house?
- Buying a flat in London: things to consider first
- Damp in older properties: causes, diagnosis and cost of repair
- Japanese knotweed: what your survey will report and how it affects value
- Extensions and loft conversions without Building Regulations sign-off
Frequently Asked Questions
Yes, it is important for you to be present during the homebuyer’s survey. We require your full attention and access to all areas of the property to ensure we can complete a thorough inspection. Your presence allows us to address any questions or concerns on the spot and ensures you’re fully informed throughout the process.
A homebuyer’s survey typically takes between 2 to 3 hours to complete, depending on the size and condition of the property. During this time, we focus on key areas such as the structural integrity, damp issues, and timber defects, as well as any other potential concerns that could affect the property’s value or safety. Once the survey is finished, we’ll compile a comprehensive report to outline our findings and any recommendations.
AJA Surveyors cover a wide range of locations across London and the South East of England, including areas such as Chelsea, Richmond, Croydon, and Lambeth. Additionally, we serve the North of England from our Sheffield office, ensuring that our expert homebuyer surveys are accessible to clients throughout the region.
Home Buyer’s Report
If you need more extensive information when buying or selling a conventional house, flat or bungalow in reasonable condition then you should choose a homebuyer's report.
It includes:
- All of the features of the conditional report
- A list of problems that we consider may affect the value of the property
- Legal issues that need to be addressed before completing your conveyancing
- Information on location, local environment and the recorded energy efficiency (where available)
- Our professional opinion on the market value of the property
- Advice on repairs and ongoing maintenance
- An insurance reinstatement figure for the property
- Issues that need to be investigated to prevent serious damage or dangerous conditions
Building Survey Report
Formally called a structural survey, you can choose a building survey if you are dealing with a large, older or run-down property, a building that is unusual or altered, or if you are planning major works. It costs more than the other reports because it gives detailed information about the structure and fabric of the property.
It includes:
- A thorough inspection and detailed reports, and a wider range of issues
- A description of visible defects and potential problems caused by hidden flaws
- An outline of repair options and the likely consequences of inactivity
- Advise your legal advisors and detail serious risks and dangerous conditions
A building survey does not include a valuation, but Aston James Associates will be able to provide this as a separate extra service.
A trend has developed where lenders’ surveyors have been down-valuing properties after the sale price has been agreed. This leaves buyers vulnerable to over-borrowing at a time when a friendly surveyor could make all the difference. By instructing a surveyor to work on your behalf you can be assured that your property valuation is conducted in YOUR best interests, not that of the seller or the lender.
