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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 / recommendations split per element, R-flag for documents to request — drafted from your on-site notes in minutes.

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14-day free trial · All 14 templates included · £35/month

Our approach to Level 2

The HomeBuyer-grade RICS Home Survey — the volume product for typical post-1900 residential transactions. Built for thoroughness without slowness: per-element description / defects / recommendations split, R-flag per element, 8-element grounds coverage, EPC discrepancy commentary, a section-aware image manager, and smart fields that block export until every CR2/CR3 has its required defects narrative.

Field structure

Description / defects / recommendations

L2 splits each element into three fields, mirroring the RICS Home Survey Standard. Description sets the scene, defects spell out the issue, recommendations point to action. The right depth for a typical residential transaction.

Photo manager

Section-aware image manager

Bulk-import from your camera roll. Drag photos to the right element, annotate with arrows and labels, mark for inline or appendix. No more renaming files or dragging into Word folders — saves hours per report.

RICS-only

R-flag (Documents to Request)

Per-element flag for paperwork: EICR, FENSA, HETAS, boiler commissioning, building regs sign-off, gas safety. Distinct from the CR rating — a CR1 element can still need an R-flag if certificates are missing.

AI · RICS 2026-aligned

From short notes to a HomeBuyer-grade draft — in minutes, not hours

Type rough on-site notes. AI splits each element into description, defects, and recommendations, sets the R-flag where you've asked for documents, and applies CR ratings only when you write them.

Strict-literal mode: AI never invents materials, measurements, or causes. The named surveyor sets every CR rating, reviews the draft, signs off, and takes professional responsibility — that line never moves.

Read our full AI compliance position

What's in the report

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

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

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 Global valuation, use the Level 2 + Valuation template 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 the buyer should request paperwork — EICR, FENSA, HETAS, boiler commissioning, building regs, 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.
Is the AI aligned with the RICS 2026 AI Standard?
Yes. SurveyorSuite is designed around the RICS Professional Standard Responsible use of artificial intelligence in surveying practice (in force from 9 March 2026). Every AI-assisted Level 2 report carries an AI disclosure block in Section J (text generation / photo analysis / research) with a confirmation field the named surveyor signs before export. Every generation is timestamped in the audit trail. The named surveyor remains the accountable professional under s.4.2. See our full AI position.
What happens to my notes? Are they used to train AI models?
No. Your notes are sent to Anthropic's commercial API for drafting. Anthropic explicitly commits in their Commercial Terms that customer inputs and outputs are not used to train their models. They retain API content for up to 30 days under their standard Trust & Safety policy, then delete it. SurveyorSuite never shares content with any third party for marketing or model training.

One subscription. 14 report types.

£35/month or £30/month annually. All templates, unlimited reports.

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Last reviewed: · Updated as RICS guidance changes.