The RICS HomeBuyer Report (officially the RICS Home Survey – Level 2) is the most popular survey product for buyers of standard residential property in the UK. But despite its widespread use, I'm constantly surprised by how few buyers actually understand what it includes — and, crucially, what it doesn't.
Let me walk you through exactly what you're getting when you commission a HomeBuyer Report from one of our Crawley surveyors.
What Is the RICS HomeBuyer Report?
The HomeBuyer Report is a mid-level survey — more detailed than the basic Condition Report (Level 1) but less comprehensive than a Full Building Survey (Level 3). It's designed for conventional properties built after about 1930, in reasonable condition, without significant defects or unusual features.
The report covers all the main visual elements of the property — roof, walls, floors, windows, doors, drainage, and services — and rates each element using the RICS traffic-light condition rating system. It also includes a professional market valuation and an insurance reinstatement figure.
Understanding the Traffic-Light Rating System
Every element of the property is assigned one of three condition ratings:
The element is performing its function and no repair is needed at the time of inspection. Normal maintenance should be undertaken going forward.
The property can still be purchased but these items should be budgeted for. They won't normally affect a mortgage.
These require immediate attention. They may affect safety, cause damage to the property, or significantly affect its value. A Condition 3 is serious — read carefully and discuss with your surveyor.
It sounds simple, but in practice there's a lot of nuance here. A Condition 2 damp issue might be relatively minor (a blocked gutter causing localised penetrating damp) or might be a more significant underlying problem that's been partially managed. That's why it's so important to read the commentary beneath the rating, not just the colour.
What the HomeBuyer Report Covers
A standard HomeBuyer Report inspects and reports on:
- Roof coverings (as viewed from ground level and/or inside the roof void)
- Chimneys and flashings
- Main walls and external elements
- Windows, doors and joinery
- Floors and ceilings
- Damp and moisture readings
- Roof structure (where accessible)
- Services (not tested, but visually inspected and commented on)
- Garages and outbuildings
- The grounds and boundaries
- Market valuation
- Reinstatement cost assessment
What the HomeBuyer Report Does NOT Cover
This is where people are sometimes caught out. A HomeBuyer Report does not:
- Lift carpets, floor coverings or move furniture
- Inspect areas that are not accessible (behind fitted furniture, under floors, inside walls)
- Test services (electrics, gas, plumbing) — these need separate specialist inspection
- Provide detailed cost estimates for every repair
- Investigate potential issues in as much depth as a full building survey
If you want a more comprehensive investigation — particularly for an older property — you should consider upgrading to a Full Building Survey. Read our guide to whether you need a full building survey to help you decide.
What About the Market Valuation?
The HomeBuyer Report includes a professional market valuation carried out by the surveyor. This is the surveyor's independent opinion of the open market value of the property at the date of inspection. It takes into account the condition of the property as found — so any significant defects identified will be reflected in the valuation.
This valuation can be very useful if it differs from the agreed purchase price. If we value a property at less than the price you've agreed to pay, that gives you grounds to renegotiate. I've seen clients save significant sums because our independent valuation came in below the agreed price and they used it to push back.
How Much Does a HomeBuyer Report Cost?
Our HomeBuyer Report prices start from around £400 for a standard property in the Crawley area. The exact price depends on the size and value of the property. We always provide a clear quote upfront with no hidden extras. Contact us for your personalised quote.