Clear condition advice for a straightforward home
A detailed visual survey for conventional residential properties that appear to be in reasonable condition and have not been extensively altered. It identifies significant defects and gives you clear, practical advice before you commit to the purchase.
Best suited to standard, uncomplicated properties
Level 2 is aimed at buyers who want a professional condition survey of a relatively straightforward home without the more extensive construction and repair analysis provided in a Level 3 Building Survey.
- Conventional houses and flats of standard construction
- Properties that appear to be in reasonable overall condition
- Homes without extensive extensions or structural alterations
- Properties where no major structural concern is already apparent
- Buyers wanting a clear overview of condition before exchange
A thorough visual inspection of the accessible property
The inspection considers the principal building elements and accessible areas so significant defects, deterioration and matters requiring further attention can be identified.
Roofs & chimneys
Accessible views of roof coverings, chimney stacks, flashings, valleys and other high-level elements.
External walls
Wall finishes, cracking, movement indicators, damp-related defects, pointing and visible alterations.
Windows & doors
Accessible windows, doors, glazing and external joinery, including visible deterioration and safety concerns.
Roof spaces
Accessible loft areas, including roof structure, coverings viewed internally, insulation, ventilation and staining.
Internal elements
Accessible walls, ceilings, floors, stairs, fireplaces and finishes, with significant defects recorded.
Services
A surveyor’s visual assessment of accessible electrical, heating, plumbing and drainage components.
Rainwater goods
Gutters, downpipes and visible drainage arrangements where they can be inspected safely.
Grounds & boundaries
Relevant accessible external areas, boundary structures and visible conditions that may affect the property.
Outbuildings
Permanent garages and significant outbuildings included within the agreed inspection scope.
A report focused on the issues that matter
The report highlights significant defects and matters that may affect the property’s condition, maintenance needs or your purchase decision.
Where a concern is identified, we explain the nature of the issue and its likely implications. Further investigation is recommended where it is genuinely justified rather than as a routine disclaimer.
Condition overview
Clear commentary on the condition of the principal building elements.
Significant defects
Important defects, deterioration and concerns highlighted with relevant context.
Photographs
Relevant images used throughout the report to help you understand material findings.
Further investigations
Targeted advice where specialist testing or additional information is appropriate before purchase.
Legal enquiries
Relevant matters to raise with your conveyancer where approvals, guarantees or documentation should be checked.
Choose the survey to suit the property, not just the price
Both services are intended to help you understand the property before purchase. The key difference is the depth of reporting and the type of property each service is designed for.
Level 2 Home Survey
Usually suitable where the property is conventional, relatively modern, standard in construction and not especially complex.
- Condition-focused reporting
- Significant defects highlighted
- Photographic evidence
- Further investigation advice where needed
Level 3 Building Survey
Better suited to older, larger, extensively altered, unusual or visibly defective properties.
- More extensive construction commentary
- Greater defect analysis
- Repair implications and priorities
- Indicative cost guidance where appropriate
If you’re unsure, send us the property listing. We’ll recommend the more proportionate survey before you instruct us.
Simple from quotation to report
Send the property details
Provide the address and ideally a Rightmove, Zoopla or estate-agent listing so we can assess the property before quoting.
Inspection
We inspect the accessible property and consider the principal building elements, condition and any significant defects.
Report
You receive a clear written report setting out the significant findings, implications and recommended next steps.
What a Level 2 survey does not replace
Non-destructive inspection
The survey is visual and non-destructive unless a different scope is expressly agreed. Concealed areas behind fixed finishes, furniture, stored items, insulation and inaccessible construction cannot be fully inspected.
Specialist testing
The survey does not replace electrical testing, gas safety checks, drainage CCTV surveys, asbestos sampling or structural engineering analysis. These are recommended where the condition, age or evidence at the property makes further investigation proportionate.
Level 2 surveys across Bristol and South Wales
We undertake residential surveys across our core Bristol, South Gloucestershire, Gloucestershire and South Wales service area. Send the property postcode and listing link and we’ll confirm availability.
Before booking a Level 2 survey
Is a Level 2 Home Survey the same as a HomeBuyer Survey?
“HomeBuyer Survey” is still widely used as a general description for a mid-level residential survey. Hunter Ellis uses the clearer Level 2 Home Survey wording for this service. The important point is whether the survey scope is appropriate for the property you are buying.
Is Level 2 suitable for a Victorian house?
Often not. Age alone is not the only factor, but older houses commonly have more complex construction, historic alterations and maintenance issues. A Level 3 Building Survey will usually be the safer recommendation where the property is older, altered or visibly defective.
Will you tell me if Level 3 would be better?
Yes. We review the property information before instruction and will recommend Level 3 where the apparent age, construction, alterations or condition make a more detailed survey proportionate.
Do you inspect the roof space?
Accessible roof spaces are inspected where safe and practical access is available. Restrictions caused by small openings, stored contents, insulation, boarding or unsafe access are recorded as limitations.
Do you test electrics, gas or drainage?
The survey includes a visual surveyor’s assessment of accessible service components but does not replace specialist testing. Electrical, gas, drainage or other testing may be recommended where appropriate.
What do you need to quote?
Send the property address or postcode and, ideally, the estate-agent listing. That allows us to assess the apparent size, age, form and complexity before recommending the survey type and confirming the fee.
Buying a conventional home?
Send us the property address and listing link. We’ll check whether Level 2 is suitable and provide a quotation.