An RICS HomeBuyer Surveyor carries out standardised residential surveys using the RICS Home Survey Standard - the framework that defines the three levels of property survey in the UK. A Level 1 Condition Report gives a basic condition overview using a traffic-light rating system and is suitable only for low-risk, newer properties. The Level 2 HomeBuyer Report is the most popular survey for conventional residential property - it describes visible defects, rates them by urgency, advises on repairs and (in the standard version) includes a market valuation. The Level 3 Building Survey is more appropriate for older or complex properties and is described separately under Building Surveyor. Always look for MRICS membership and Registered Valuer status if you require a valuation as part of the report.
What they do
- Carry out RICS Level 1 Condition Reports for lower-risk properties
- Carry out RICS Level 2 HomeBuyer Reports for conventional residential property
- Inspect the main visible structural and fabric elements of a property
- Rate defects using the RICS three-condition rating system (1 = OK, 2 = needs attention, 3 = urgent)
- Provide a market valuation and insurance reinstatement figure (Level 2 with valuation)
- Advise on urgent matters requiring investigation before exchange of contracts
- Carry out lender mortgage valuations on behalf of approved lender panels
- Re-inspect after remedial works to confirm defects have been addressed
When you need one
A HomeBuyer Report is suitable for most conventional residential properties in reasonable condition. Choose a Level 3 Building Survey if the property is older, unusual, heavily extended or in poor condition.
Typical costs (UK, 2025)
| Job type | Typical cost |
|---|---|
| RICS Level 1 Condition Report | £350 - £500 |
| RICS Level 2 HomeBuyer Report | £400 - £700 |
| RICS Level 2 with valuation | £450 - £800 |
| Mortgage valuation upgrade (combined visit) | £100 - £200 |
| Re-inspection after remedial works | £200 - £350 |
| Hourly rate | £70 - £120 / hr |
Survey fees are influenced primarily by property size and location. London and South East rates are typically 20-30% higher. Always confirm whether the fee includes a market valuation and insurance reinstatement figure, and check the surveyor's availability before instructing as popular firms can have 2-3 week lead times.
Qualifications to look for
To include a market valuation in a HomeBuyer Report, the surveyor must be an RICS Registered Valuer. MRICS indicates chartered status and structured training; the Registered Valuer designation confirms specific valuation competence. Verify at rics.org before instructing.
Associate members of RICS can carry out Level 1 and Level 2 surveys. The Registered Valuer designation may be held at associate level, though chartered (MRICS) status is preferred for valuation instructions.
RPSA members produce HomeBuyer Reports using a comparable format and are subject to professional conduct requirements. RPSA membership is an alternative quality indicator to RICS for residential survey work. Check at rpsa.org.uk.
How to find an RICS HomeBuyer Surveyor
Related Calculators
Extension Cost CalculatorFrequently asked questions
What is the difference between RICS Level 1, Level 2 and Level 3 surveys?
RICS Level 1 (Condition Report) is the most basic survey - it describes the condition of the property using a traffic-light rating system and is suitable only for newer, conventional properties in good condition. RICS Level 2 (HomeBuyer Report) is the most popular survey and adds a market valuation and more detailed advice on defects and urgent repairs. RICS Level 3 (Building Survey) is the most thorough and is recommended for older, larger, unusual or significantly altered properties - it provides a detailed analysis of structure and fabric without a market valuation as standard.
Does the RICS HomeBuyer Report include a valuation?
The standard RICS Level 2 HomeBuyer Report includes a market valuation and an insurance reinstatement figure as standard. The Level 1 Condition Report does not include a valuation. When comparing quotes, always check whether a valuation is included - some surveyors quote for a Level 2 without valuation at a lower price point.
Can I use a HomeBuyer Report to negotiate the purchase price?
Yes - this is one of the most common and valuable uses of a HomeBuyer Report. If the surveyor identifies defects or issues not visible during your viewing, you can use the report to negotiate a price reduction or request that the seller carries out remedial works before exchange. The surveyor's valuation also gives you an independent check on whether the asking price reflects the market.