The short answer
The Condition Report is the RICS Level 1 survey and the HomeBuyer Report is the RICS Level 2. Both are visual, non-disruptive inspections using the same traffic-light condition ratings (1, 2, 3), but they differ in advice. The Level 1 Condition Report is the most basic survey: it simply rates the condition of the main elements and flags urgent issues, with no advice and no valuation. The Level 2 HomeBuyer Report rates the same elements but adds professional advice on defects, guidance on repairs and ongoing maintenance, and can include a market valuation as an option. Level 1 suits new or near-new conventional homes in good order; Level 2 suits standard, slightly older but still sound properties where you want context, not just ratings. Typical costs: Level 1 around £300–£600, Level 2 around £400–£950.
The Condition Report and HomeBuyer Report sit one step apart on the RICS scale, and the gap between them is mostly about how much interpretation you receive.
At a glance
- Condition ReportRICS Level 1
- HomeBuyer ReportRICS Level 2
- Level 1 adviceRatings only, no advice
- Level 2 adviceDefect advice + maintenance
- Typical costL1 £300–£600; L2 £400–£950
What each report gives you
The Level 1 Condition Report is deliberately minimal. The surveyor inspects the readily visible parts of the property and assigns each main element a traffic-light condition rating, drawing attention to anything urgent or that needs further investigation. It does not explain the defects, advise on repairs, or value the property. It is, in effect, a clear snapshot of condition with no commentary.
The Level 2 HomeBuyer Report does everything the Condition Report does and goes further. As well as the ratings, it gives the surveyor's professional opinion on each defect, advice on repairs and maintenance, and notes on legal or risk matters the buyer should raise with their conveyancer. A market valuation and an insurance reinstatement figure can be added.
| Feature | Condition Report (L1) | HomeBuyer Report (L2) |
|---|---|---|
| RICS level | 1 | 2 |
| Traffic-light ratings | Yes | Yes |
| Advice on defects | No | Yes |
| Repair / maintenance advice | No | Yes |
| Valuation option | No | Yes (optional) |
| Suits | New / near-new, sound | Standard, slightly older, sound |
| Typical cost | £300–£600 | £400–£950 |
Indicative comparison per the RICS Home Survey Standard; UK cost ranges for 2025/2026 vary by size and region.
Reading the traffic-light ratings
Both reports rely on the same three condition ratings, which is the heart of how you interpret either document:
- Condition rating 1 (green): no repair currently needed; routine maintenance only.
- Condition rating 2 (amber): defects that should be repaired or addressed but are not serious or urgent.
- Condition rating 3 (red): serious defects, urgent repairs, or items needing further investigation before purchase.
The difference is that a Condition Report leaves a red rating largely as a flag, whereas a HomeBuyer Report explains what the red item likely means, how pressing it is, and what to do about it. For a buyer who wants to understand the implications rather than just see the colours, that interpretation is the value of stepping up to Level 2.
Which to choose
Pick the Level 1 Condition Report only when the property is new or nearly new, of conventional construction, and clearly in good condition — for example a recently built house or flat where you want reassurance rather than detailed analysis. Choose the Level 2 HomeBuyer Report for the everyday case: a standard home, perhaps a few decades old but well kept, where you want the surveyor's advice on what the ratings actually mean and what repairs to budget for.
Frequently asked questions
Is a Condition Report ever enough?
For a new or near-new conventional home in obvious good order, it can be. It gives a clear traffic-light snapshot of condition. For anything older, altered, or where you want advice on what defects mean, a HomeBuyer Report or Building Survey is the better fit.
Does a HomeBuyer Report include a valuation?
It can, as an option. The Level 2 HomeBuyer Report can include a market valuation and an insurance reinstatement cost, but these are usually add-ons rather than automatic. The basic Level 1 Condition Report does not include a valuation at all.
What if the property is old or has been extended?
Then neither Level 1 nor Level 2 may be enough. Older, converted or significantly altered homes are better matched to the RICS Level 3 Building Survey, which inspects construction in more detail and explains defect causes and repairs.
Sources & further reading
- RICS — home surveys explained
- HomeOwners Alliance — types of house survey
- Which? — house surveys explained
Figures on this page are typical UK ranges drawn from published sources and depend on the specific property and survey level. They are guidance, not a quotation.