Quick Answer
A HomeBuyer Report is an RICS Level 2 survey: a mid-level inspection of a home’s condition carried out by a chartered surveyor before you buy. It looks at the inside and outside of the property, including the roof space and accessible areas, and rates each part using a traffic-light system: 1 (green) for no repair needed, 2 (amber) for defects needing repair but not urgent, and 3 (red) for serious or urgent problems. It flags issues such as damp, roof problems, movement and timber defects, and advises on repairs and further investigations. A Level 2 Survey and Valuation version also gives a market value and a rebuild cost for insurance. It’s best suited to conventional homes in reasonable condition. Older, larger, altered or run-down properties usually need a Level 3 Building Survey.
Don’t Rely on the Mortgage Valuation
When you buy a home with a mortgage, the lender will arrange a valuation. Many buyers assume that’s a survey. It isn’t.
The mortgage valuation is carried out for the lender, to check the property is worth enough to lend against. It may mention major defects that affect value, but it won’t tell you about the damp patch behind the wardrobe, the tired roof or the electrics that need replacing. And the surveyor’s duty is to the lender, not to you.
A HomeBuyer Report is different. It’s commissioned by you and written for you, so you know what you’re buying before you commit.
Think of it like a health check before signing up for a long-distance run. You might feel fine, but it’s better to find out about a problem before you’ve committed than halfway round.
Our RICS-registered chartered surveyors carry out HomeBuyer Reports across Stoke-on-Trent, Staffordshire, Cheshire and Shropshire. This guide explains what’s in one and whether it’s right for you.
What’s in a HomeBuyer Report?
A HomeBuyer Report follows the RICS Home Survey Standard. The surveyor carries out a visual inspection of the property and reports on:
- Outside: roof coverings, chimneys, gutters and downpipes, walls, windows, doors and any conservatory or porch
- Inside: ceilings, walls, floors, fireplaces, built-in fittings, woodwork, and the bathroom and kitchen fittings
- The roof space: where it’s safely accessible
- Services: a visual check of electrics, gas, water, heating and drainage, though not formal tests
- Grounds: garages, outbuildings, boundary walls, fences and paths
- Issues for your solicitor: such as building regulations approvals, guarantees, planning or rights of way
- Risks: to the building, the grounds and the people living there, such as damp, movement or flood risk
The traffic-light ratings
Each part of the property is given a condition rating, so you can see at a glance what matters:
| Rating | Colour | What it means |
| 1 | Green | No repair currently needed. Normal maintenance only |
| 2 | Amber | Defects that need repairing or replacing, but aren’t serious or urgent |
| 3 | Red | Serious defects, or problems that need urgent repair, replacement or further investigation |
| NI | Not inspected |
The valuation option
A Level 2 Survey and Valuation adds the surveyor’s opinion of the property’s market value and a reinstatement cost, the estimated cost of rebuilding for insurance purposes. It’s a useful check that you’re not overpaying, and gives you evidence if you need to renegotiate.
What it doesn’t do
A HomeBuyer Report is a visual inspection. The surveyor won’t lift floorboards, move heavy furniture, open up walls or test services. Where they suspect a hidden problem, they’ll recommend a specialist investigation, for example by an electrician, a drainage engineer or a structural engineer.
How the RICS Survey Levels Compare
| Level 1: Condition Report | Level 2: HomeBuyer Report | Level 3: Building Survey | |
| Detail | Basic overview | Mid-level, more thorough | Most detailed |
| Condition ratings | Yes | Yes | Yes, with fuller explanation |
| Advice on repairs | No | Yes, general advice | Yes, detailed advice and likely causes |
| Valuation | No | Optional | Optional, depending on the surveyor |
| Best for | Newer homes in good condition | Conventional homes in reasonable condition | Older, larger, altered, unusual or run-down homes |
RICS consulted in 2025 on an updated version of its Home Survey Standard, which may rename these levels. Whatever they’re called, the choice is the same: match the depth of the survey to the age, type and condition of the property.
Why Get a HomeBuyer Report?
- Avoid nasty surprises. Find out about damp, roof problems, subsidence or failing services before you move in, not after.
- Negotiate a better price. If the report finds repairs, you can use it as evidence to ask for a price reduction or for the seller to fix them first.
- Plan and budget. Know what needs doing in the first few years and roughly what it’ll cost.
- Make a confident decision. Sometimes the right answer is to walk away. A report gives you the facts to make that call.
- Independent advice. The surveyor works for you, not the lender, the seller or the estate agent.
The cost of a HomeBuyer Report is usually a tiny fraction of the purchase price, and often much less than the repairs it uncovers.
Is a HomeBuyer Report Right for Your Property?
A HomeBuyer Report usually suits:
- Conventional houses, bungalows and flats
- Homes built from standard materials such as brick and block
- Properties in reasonable condition, without major alterations
You’ll probably need a Level 3 Building Survey if the home is:
- Old, especially built before around 1900, or listed
- Of unusual or non-standard construction, such as timber frame or thatch
- Extended, converted or significantly altered
- In poor condition, or one you plan to renovate
- Large or of high value
If you’re unsure, ask the surveyor before you book. A good one will tell you honestly which level suits the property. See our building surveys service for Level 3.
What Happens, Step by Step
- Book once your offer is accepted. Give the surveyor the address, details of the property and any concerns.
- The inspection. The surveyor visits the property, usually for a few hours, depending on size. You don’t need to be there, but the seller must allow access.
- The report. Usually ready within a few working days, written in plain English with traffic-light ratings.
- Talk it through. Call the surveyor to discuss anything you’re unsure about.
- Act on it. Get quotes for any significant repairs, raise legal questions with your solicitor, and renegotiate if needed, all before you exchange contracts.
A Real-World Example
Picture a young couple buying a 1960s semi in Newcastle-under-Lyme for £220,000. The mortgage valuation comes back at the agreed price, so they’re tempted to skip the survey.
They get a HomeBuyer Report anyway. It gives most of the house a green or amber rating, but marks two items red: a section of the roof with slipped and broken tiles letting water in, and an old consumer unit that needs an electrician’s inspection.
They get quotes: £3,500 for the roof and £1,200 for a new consumer unit and some rewiring. They take the report and the quotes back to the seller, who agrees to reduce the price by £4,000.
The report paid for itself many times over, and they moved in knowing exactly what they’d bought.
How Rory Mack Associates Can Help
Our RICS-registered chartered surveyors have inspected homes across Stoke-on-Trent, Staffordshire, Cheshire and Shropshire for decades. Local knowledge matters: we know the area’s typical construction types, the common problems with local housing stock, and what properties are really worth.
We offer:
- HomeBuyer Reports, with or without a valuation
- Building surveys for older, larger or unusual homes
- Residential valuations for tax, probate and other purposes
Every report comes with the chance to talk it through with the surveyor who inspected the property.
Summary
A HomeBuyer Report is an RICS Level 2 survey that tells you about a home’s condition before you buy, using clear green, amber and red ratings. It goes much further than a mortgage valuation, highlights repairs and risks, and can include a market valuation and rebuild cost. It’s ideal for conventional homes in reasonable condition, while older, unusual or run-down properties are better suited to a Level 3 Building Survey. Book it as soon as your offer is accepted, and use the findings before you exchange contracts.
Buying a home in Staffordshire, Cheshire or Shropshire? Book your survey with us or call 01782 715725.
Frequently Asked Questions
Is a HomeBuyer Report the same as a Level 2 survey?
Yes. Under the RICS Home Survey Standard, the HomeBuyer Report is the Level 2 survey. It can be ordered as a survey only, or as a Survey and Valuation, which adds a market value and a rebuild cost for insurance.
Is a HomeBuyer Report worth it?
For most buyers, yes. It costs a small fraction of the purchase price and can uncover problems that would cost far more to fix. Many buyers use the findings to negotiate a lower price or to have repairs done before they complete.
What is the difference between a HomeBuyer Report and a Building Survey?
A HomeBuyer Report (Level 2) is a mid-level survey for conventional homes in reasonable condition. A Building Survey (Level 3) is more detailed, explains the likely causes of defects and how to fix them, and is better suited to older, larger, altered or run-down properties.
Does a mortgage valuation replace a HomeBuyer Report?
No. A mortgage valuation is carried out for the lender, to confirm the property is worth enough to lend against. It doesn’t give you a detailed picture of the property’s condition, and the surveyor’s duty of care is to the lender, not you.
When should I book a HomeBuyer Report?
As soon as your offer has been accepted. That gives time for the inspection, the report and any further investigations before you exchange contracts, when you can still renegotiate or pull out without penalty.
