A visual RICS inspection of a conventional home in reasonable condition, rating every major element 1, 2 or 3 so you know what needs attention before you commit.
Transparent pricing with no hidden fees.
MSR Surveying Ltd is an RICS-regulated building surveying practice based at 311 High Street North, East Ham, London E12 6SL. We carry out RICS Home Survey Level 2 Homebuyer Surveys, formerly the HomeBuyer Report, across London, Essex and the Home Counties. Our Level 2 starts at £399, the fee for your property is confirmed before you book, and the report is delivered within 3 to 5 working days of the inspection. We are rated 4.8 out of 5 from more than 50 Google reviews.
Where we carry out Level 2 surveys: across all London postcodes including East London (E1 to E18), the City (EC1 to EC4), north London (N1 to N22), south-west London (SW1 to SW20), west London (W1 to W14 and WC1 to WC2), Twickenham and Richmond (TW1 to TW20), Ilford and Woodford (IG1 to IG11), Romford and Havering (RM1 to RM20), Enfield (EN1 to EN7), Watford (WD2 to WD25), plus St Albans, Brentwood, Croydon, Sutton and Chesham.
If the property is older, altered or in poor condition, a Level 3 Building Survey is the better choice. Our Level 2 vs Level 3 guide compares them and our survey costs page explains what changes the fee.
| What it is | RICS Home Survey – Level 2, formerly known as the Homebuyer Report |
|---|---|
| Best for | Conventional houses and flats in reasonable condition that have not been extensively altered |
| The inspection | A visual, non-invasive inspection, with each part of the property rated 1, 2 or 3 |
| Price | From £399. The final fee depends on the property — see RICS survey costs |
| Report delivered | Within 3 to 5 working days of the inspection |
| Areas covered | London, Essex and the Home Counties |
| Carried out by | RICS-qualified surveyors at MSR Surveying Ltd, an RICS-regulated firm |
Not certain which report to book? See our RICS Level 2 vs Level 3 survey guide for a side-by-side comparison of what each report covers.
A Level 2 survey in London — the RICS Home Survey Level 2, also known as the Homebuyer Report — is the most commonly requested survey for buyers seeking a clear and dependable inspection of a property’s general condition. MSR Surveying carries out RICS Level 2 surveys across London, Essex and the Home Counties.
It is designed for conventional houses, flats, and bungalows built using standard construction methods and appearing to be in reasonable condition. The survey identifies visible defects, highlights potential risks, and outlines areas where repairs or ongoing maintenance may be required.
The report uses a clear traffic-light condition rating system, allowing you to quickly understand the condition of key elements such as the roof, walls, glazing, services, and external features.
Choose a Level 2 survey if the property is a conventional house, flat or bungalow, built after 1890 using standard materials, and appears to be in reasonable condition.
Choose a Level 3 Building Survey if the property is older, has been altered or extended, is built in an unusual way, or shows signs of significant disrepair. A Level 3 is the more detailed inspection intended for exactly those properties.
Not sure which level you need? Compare a Level 2 and a Level 3 survey, or read our step-by-step guide to what happens during a Level 2 Homebuyer Survey. For older, altered or unusual properties a Level 3 Building Survey is usually the better choice. See the areas we cover across London and Essex. Prices start at £399 — see what a RICS survey costs.
You can request a quote or book your survey online in just a few minutes. Our process is simple, transparent, and designed to make booking straightforward.
For support, call +44 20 3318 9426
Monday to Friday, 9am–5pm.
Calls may be recorded for training and quality purposes.
A RICS Home Survey Level 2 is a visual, non-intrusive inspection suitable for properties built after 1890 using standard materials. It provides a practical and balanced overview of the property’s condition.
Your survey report includes:
This inspection ensures you have a clear understanding of the property before committing to the purchase.
A Level 2 survey is non-intrusive. The surveyor reports on what can be seen and safely reached on the day, which means fitted carpets and floor coverings are not lifted, furniture and stored belongings are not moved, and no part of the structure or its finishes is opened up, drilled or taken apart. Services such as heating, electrics and drainage are inspected visually but are not tested.
Anything concealed by those limits cannot be reported on. Where the inspection suggests a problem may extend beyond what is visible, the report says so and sets out the further investigation you should arrange before exchanging contracts.
The survey report is provided in a clear paper format and uses an easy-to-follow RICS Condition Rating System:
Get a reliable, professionally structured overview of your property’s condition with the RICS Home Survey Level 2. Designed for standard homes in reasonable condition, this survey provides clear guidance on construction, visible defects, repairs, and potential maintenance needs. With a straightforward traffic-light rating system, expert local surveyors, and transparent reporting, you receive all the essential information to make an informed and confident property purchase.
Every element the surveyor inspects is given a condition rating, so you can see at a glance what needs attention and what does not. The ratings are the same on a Level 2 and a Level 3 report.
| Rating 1 | No repair is currently needed. The element must be maintained in the normal way. |
|---|---|
| Rating 2 | Defects that need repairing or replacing, but are not considered serious or urgent. |
| Rating 3 | Defects that are serious, or need repairing, replacing or investigating urgently. These are the ones that affect your decision, and often your offer. |
| NI | Not inspected. The surveyor records why, for example because an area was covered, locked or not safely accessible. |
A report full of 1s and 2s is a normal result for a property of average age and condition. A rating 3 is not automatically a reason to walk away: it is a reason to find out what the repair involves, and what it is likely to cost, before you commit.
Flats are among the most common Level 2 instructions we take in London, and they work slightly differently from a house.
If the building is older, shows visible movement, or the conversion looks poor, a Level 3 Building Survey is usually the better choice. Our Level 2 vs Level 3 guide compares the two.
Our RICS Level 2 Homebuyer Survey starts at £399. The exact fee depends on the property: its size, its age and its condition. You see the price for your property before you book, and there are no hidden fees. Our survey costs page sets out what changes the price, and the booking page explains how to arrange it.
MSR Surveying Ltd is regulated by the Royal Institution of Chartered Surveyors (RICS), and our surveyors bring over 15 years of experience.
When buying a new home, it’s important to make every pound count. A standard mortgage valuation only assesses the property’s value for lending purposes and does not provide a detailed picture of its condition or future maintenance needs.
A RICS Home Survey ensures you understand the property fully, helping you avoid unexpected repair costs and make informed decisions on what is likely to be one of your largest financial commitments.
MSR Surveying is led by its founder, Saqib Riaz BSc (Hons) MCIOB AssocRICS, who is an RICS Registered Valuer. Saqib heads a team of RICS-qualified surveyors carrying out Level 2 Homebuyer Surveys across London and Essex.
MSR Surveying Ltd is an RICS-regulated firm, listed on the RICS Firms register, and is registered in England and Wales under company number 14632368.
Start by completing our short online questionnaire. If your property is suitable for a Level 2 Home Survey, you can purchase the survey directly online. Once purchased, we’ll contact the seller within 24 hours to arrange a convenient date for the inspection.
Our expert RICS surveyors will visit the property at the agreed time. You’ll be kept informed throughout the process, ensuring a smooth and transparent inspection.
The completed report is delivered within 3-5 working days of the survey. If any defects or issues are identified, you can use the findings to renegotiate the property price, reflecting the cost of necessary repairs.
Have a question we have not answered here? We keep a running list of the questions buyers ask us most, from condition ratings to what changes the fee: see RICS survey questions, answered.
MSR Surveying Ltd carries out RICS Home Survey Level 2 reports across London from £399, with the report delivered within 3 to 5 working days of the inspection. The practice is RICS-regulated, firm number 241194, and works from its own office at 311 High Street North, East Ham, London E12 6SL. Quotes are free and fixed for the property before you instruct us.
| East London | E1 to E18, including Whitechapel, Bethnal Green, Hackney, Stratford, Bow, Poplar, Canary Wharf, Leyton, Walthamstow, Forest Gate, East Ham and Manor Park |
| The City and central London | EC1 to EC4 and WC1 to WC2, including Clerkenwell, Farringdon, Barbican, Moorgate, Liverpool Street, Bank, St Paul’s, Blackfriars, Bloomsbury and Holborn |
| North London | N1 to N22, including Islington, Canonbury, Highbury, Stoke Newington, Finsbury Park, Holloway, Archway, Crouch End, Muswell Hill, Highgate and Wood Green |
| North-west London | NW1 to NW11, including Camden Town, Kentish Town, Belsize Park, Hampstead, Swiss Cottage, West Hampstead and Golders Green |
| West and central-west London | W1 to W14 |
| South-west London | SW1 to SW20, including Westminster, Belgravia, Knightsbridge, Chelsea, Fulham, Putney, Wandsworth, Battersea, Clapham, Balham, Tooting and Wimbledon |
| Richmond and the south-west suburbs | TW1 to TW20, including Twickenham, St Margarets, Richmond, Kew, Teddington, Hampton, Feltham and Staines-upon-Thames |
| North-east London and the Essex border | IG1 to IG11 and RM1 to RM20, including Ilford, Gants Hill, Woodford Green, Chigwell, Loughton, Romford, Hornchurch and Rainham |
| Enfield and the northern edge | EN1 to EN7, including Enfield Town, Winchmore Hill, Palmers Green, Southgate, Cockfosters and Edmonton |
| West London and Middlesex | UB1 to UB11, including Uxbridge and Hayes |
| Just outside Greater London | Croydon CR0, Sutton SM1, Watford WD2 to WD25, St Albans AL2, Brentwood and Shenfield CM13 to CM16, and Chesham HP5 |
Every area above has its own page setting out availability and fees — see areas we cover.
London housing stock is not average housing stock, and a Level 2 here spends its time on a particular set of things.
A Level 2 suits a conventional house or flat in reasonable condition that has not been extensively altered — which in London often means post-war stock, a well-maintained terrace, or a purpose-built flat. Where the property is older, has been altered or extended, is in poor condition, or you are planning work, the honest answer is a Level 3 building survey from £499. We will say which one your property needs rather than selling you the larger report by default.
We cover the E, EC, WC, N, NW, W, SW, TW, IG, RM, EN and UB postcode districts, together with Croydon, Sutton, Watford, St Albans, Brentwood, Shenfield and Chesham. If your postcode is not on that list, ask us — we will tell you honestly whether we can get to it rather than taking the instruction and struggling.
From £399 with MSR Surveying. The final fee follows the size, age, type and condition of the property and is given as a fixed figure for your specific address before you instruct us. There is a full breakdown on our survey costs page.
Within 3 to 5 working days of the inspection. The inspection itself is arranged around access to the property, so the sooner access is agreed with the agent or vendor, the sooner the report reaches you.
Yes, and both are routine instructions for us. On a conversion the report considers the whole building and not only the flat itself. On ex-local-authority stock it also looks at the communal elements and the major works that are likely to come through the service charge.
To book, call 020 3318 9426, email info@msrsurveying.co.uk or request a quote. More answers on our RICS survey questions page.
