Property survey guide
HomeBuyer Report explained
A HomeBuyer Report is a mid-level survey designed for conventional homes in reasonable condition. It helps buyers understand significant visible defects and risks before they commit to a purchase.
Last reviewed: August 2026
Find a surveyor near youQuick answer
A HomeBuyer Report is commonly used by buyers of conventional houses and flats. It is more detailed than a basic condition report, but less extensive than a Level 3 Building Survey.
In current terminology, a HomeBuyer Report is generally associated with a Level 2 Home Survey. Ask the surveyor to confirm the exact scope of the service before you instruct them.
What does a HomeBuyer Report cover?
The report is based on a visual inspection of the property. It is intended to highlight important visible issues that could affect your decision to buy, your budget, or the need for further investigation.
A report may cover areas such as:
- The condition of roofs, walls, floors, ceilings, windows and doors.
- Visible signs of damp, timber defects, cracking or movement.
- The condition of accessible services, such as drainage, heating and electrics.
- Potential safety issues and matters requiring urgent attention.
- Potential legal or property risks that should be raised with your conveyancer.
- Recommendations for further investigation by a specialist where appropriate.
The surveyor will not usually move furniture, lift floor coverings, open up the structure or test services in the way a specialist inspection would. Read the surveyor’s terms carefully to understand what is included and excluded.
What do condition ratings mean?
Many Level 2 reports use condition ratings to show how urgently an issue needs attention. The precise format can vary, but the report should make clear which defects need urgent action, further investigation or routine maintenance.
| Rating | What it generally means |
|---|---|
| Urgent attention | There may be a serious defect or safety concern that needs prompt action or specialist advice. |
| Repair or maintenance needed | The issue is not necessarily urgent, but should be dealt with to prevent deterioration or further cost. |
| No significant action identified | No major repair need was identified from the visual inspection, subject to the survey scope. |
When is a HomeBuyer Report suitable?
A HomeBuyer Report may be suitable when the property is relatively conventional, appears reasonably maintained and has no obvious signs of serious defects or unusual construction.
It may be a sensible choice for:
- A modern or standard-construction house or flat.
- A property that has not been heavily altered or extended.
- A home that appears to be in reasonable condition.
- A buyer who wants a professional view of visible risks before exchange.
When might you need a Level 3 Building Survey?
Consider asking about a Level 3 Building Survey if the property is older, listed, unusual, substantially altered, visibly neglected or likely to need major work.
Warning signs include:
- Visible cracking, damp, roof defects or signs of movement.
- Non-standard construction or an unusual layout.
- Large extensions, conversions or structural alterations.
- A period property with unknown maintenance history.
- Plans to renovate, extend or significantly alter the property.
What should you do after receiving the report?
- Read the summary and all urgent or high-priority findings.
- Ask the surveyor to clarify anything you do not understand.
- Obtain specialist advice or repair quotes where recommended.
- Share relevant legal questions with your conveyancer.
- Consider whether the findings affect your budget, offer or decision to proceed.
HomeBuyer Report FAQs
Is a HomeBuyer Report the same as a mortgage valuation?
No. A mortgage valuation is mainly for the lender. A HomeBuyer Report is an independent inspection intended to help you understand the property’s visible condition and risks.
Does a HomeBuyer Report include a valuation?
Some survey services may offer a valuation as an additional service. Ask the firm what is included in its quoted fee before you instruct them.
Can I use a HomeBuyer Report to renegotiate the price?
If the report identifies defects or risks, you may wish to obtain further advice or repair estimates before discussing the findings with the seller. Your conveyancer or estate agent can advise on the buying process.
How long does a HomeBuyer Report take?
Timescales vary by firm, property and demand. Ask when the inspection can take place and when you can expect the written report before confirming an instruction.