RICS Home Survey Standard 2023 · Level 2

RICS Level 2 HomeBuyer Reports — the volume product for residential surveys

The HomeBuyer Report most UK buyers actually commission. Description, defects and recommendations split per element, R-flag for documents to request, CR1/2/3/NI condition ratings, AI assist on your notes.

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What's in the report

Sections A–L of the RICS Home Survey Standard 2023.

AAbout the inspectionSurveyor, RICS number, client, address, date, weather, related-party disclosure.
BOverall opinionOverall opinion narrative + key concerns.
CAbout the propertyConstruction, year built/extended, accommodation, EPC rating, mains services, location, facilities, local environment.
DOutside the property9 elements: chimneys, roof, gutters, walls, windows, doors, conservatory, joinery, other. Description / defects / recommendations split per element.
EInside the property9 elements: roof structure, ceilings, walls, floors, fireplaces, fittings, woodwork, bathrooms, other.
FServices7 elements with safety warnings: electricity, gas/oil, water, heating, water heating, drainage, common services.
GGrounds8 elements: garage, outbuildings, trees, boundaries, retaining walls, driveways, other features, common areas.
HIssues for legal advisersRegulation, guarantees, boundary issues, rights of way.
IRisksRisks to building, grounds, people. Other risks.
JSurveyor's declarationSigned declaration, qualifications, RICS-aligned AI disclosure block.
KFurther investigations & quotesSpecialists recommended, quotation advice.
LService description & termsStandard L2 service terms boilerplate.

Level 2 vs Level 1 vs Level 3

Pick the right depth for the property and instruction.

Level 1

Condition Report

Entry-level. Combined description-and-defects per element. No "probable cause", no "Energy Matters". For modern properties in apparently good condition. Faster to produce, cheaper to commission.

Level 2 — this template

HomeBuyer Report

The volume product. Description / defects / recommendations split per element. R-flag per element. The right depth for the typical post-1900 residential transaction. Optionally pair with Red Book valuation (separate template).

Level 3

Building Survey

Adds probable cause per element + dedicated Energy Matters section (J1–J5) + means-of-escape + listed-building support. For older, larger, or non-standard properties.

Level 2 FAQs

When should a Level 2 HomeBuyer Report be commissioned?

For typical post-1900 residential properties in apparently reasonable condition. Most UK residential transactions where the buyer wants more than a Level 1 condition report but doesn't need the full Level 3 Building Survey. The most-commissioned RICS survey product.

How does Level 2 differ from Level 1?

L2 splits each element into description, defects, and recommendations (L1 uses one combined narrative field). L2 also expands Section G (Grounds) from 3 to 8 elements. L2 includes EPC discrepancy commentary; L1 doesn't.

Does Level 2 include a valuation?

No — Level 2 is inspection-only. For inspection plus Red Book compliant valuation, use the Level 2 + Valuation template (separate from this one) which adds the valuation, market context, and reinstatement value fields.

What's the R-flag and how does it work?

The R-flag (Documents to Request) is a per-element flag the surveyor sets when buyer should request paperwork — EICR, FENSA, HETAS, boiler commissioning, building regs sign-off, gas safety. It's independent of the CR1/2/3 rating: a CR1 element can still need an R-flag if certificates are missing.

Does the AI auto-rate elements?

Only when you explicitly write the rating code (CR1, CR2, CR3, NI) in your notes. The AI never infers a rating from words like "good" or "defect" — that judgement stays with the surveyor. Strict-literal mode also refuses to invent materials, measurements, or causes.