What Surveyors Look For During a HomeBuyer Report

When you're buying a property, one of the most important steps you can take is arranging a HomeBuyer Report. Designed to give you a clear picture of the property’s general condition, this mid-level survey can help you avoid unexpected repair bills later down the line.

But what exactly do surveyors look for during a HomeBuyer Report? And what should you expect as a buyer? Let’s break it down.

What Is a HomeBuyer Report?

A HomeBuyer Report (Level 2 survey) is a survey carried out by a qualified RICS surveyor. It’s intended for properties built with standard materials and in reasonable condition.

The aim is to provide a professional opinion on the general condition of the main elements of a property, such as the roof, walls, windows, and floors. It also helps identify any issues that could affect the property's present value or future resale.

An online home buyers survey is not exhaustive and doesn’t include testing or uncovering hidden problems. However, if a surveyor spots signs of a potential issue—known as a trail of suspicion—they are required to take reasonable steps, such as recommending further investigation.

What Does a HomeBuyer Report Include?

A HomeBuyer Report highlights visible and accessible problems that may require attention. Key areas a surveyor will assess include:

1. Damp
   Surveyors check for signs of rising damp, penetrating damp, or condensation in the walls, ceilings, and floors. Damp can lead to mould and structural deterioration over time, so it’s flagged where seen.
    
2. Wood Rot and Infestations
   Any visible signs of timber decay or infestation—such as beetles or vermin—will be noted in the report. These issues can compromise the structure if left untreated.
    
3. Cracks and Subsidence
   Surveyors assess cracks in walls, ceilings, and floors that could be signs of structural movement or subsidence. If needed, they’ll recommend further inspection by a structural engineer.
    
4. Japanese Knotweed
   This invasive plant can cause serious problems to buildings and land. If spotted, it will be reported with advice to seek specialist help.
    
5.  Roof and Loft Space
   The surveyor will inspect the roof and loft (where accessible), looking for damage, sagging, missing tiles, poor insulation, or ventilation issues.
    
6. Drains and Manhole Covers
   Where visible, external drainage systems and manhole covers are inspected for signs of blockages, damage, or poor installation.

What Isn’t Included?

It’s important to understand what the HomeBuyer Report does not include:

• No testing of electrical or plumbing systems
   
• No invasive checks (e.g. lifting floorboards or drilling into walls)
   
• No inspection of areas that are not visible or accessible
   
• No detailed review of energy efficiency, ventilation, or insulation performance
   
• No legal review of the lease or boundaries

For older, extended, unusual, or significantly altered properties—or if you plan to do major structural work—you may need a Level 3 Building Survey, which provides a more comprehensive analysis.

Final Thoughts

A HomeBuyer Report is a practical and cost-effective way to understand the general condition of a property before you commit. While it doesn’t uncover hidden issues or offer an in-depth structural analysis, it can help you make informed decisions and flag up areas that may require further investigation.

If you’re unsure which survey is right for your purchase, speak to a RICS-accredited surveyor or your conveyancer—they’ll guide you based on the property’s age, type, and condition.

 

 

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