Buying a property is one of the biggest financial commitments you’ll make – so it’s only right to ensure you’re paying a fair price. If your HomeBuyer Report (Level 2 survey) reveals issues with the property, this can give you a reasonable basis to renegotiate the purchase price or request further investigations before proceeding.
In this guide, we explain what the report actually covers, how to interpret the findings correctly, and how to approach negotiations with the seller.
What Is a HomeBuyer Report?
A HomeBuyer Report is a Level 2 property survey designed to assess the general condition of the main elements of a home, such as the walls, roof, windows, and floors. It’s suitable for properties of standard construction that appear to be in reasonable condition.
This type of survey is not exhaustive. It does not include testing of electrical, plumbing, or heating systems, and does not identify hidden defects. However, it does highlight visible issues that could impact the property’s value or resale potential.
If the surveyor notices something that raises concern (a “trail of suspicion”), they are required to take reasonable steps—such as recommending a more detailed investigation by a specialist.
What Does the Survey Look For?
The HomeBuyer Report focuses on accessible and visible areas of the property. Common findings that may affect your decision or price negotiation include:
- Damp – Signs of rising or penetrating damp that may indicate underlying water issues.
- Wood rot – Evidence of timber decay caused by poor ventilation or water ingress.
- Infestations – Visible signs of pests such as beetles or rodents.
- Japanese knotweed – A destructive invasive plant that affects resale value.
- Cracks or signs of subsidence – Structural movement may indicate deeper issues.
- Roof and loft condition – Visible faults in the roof covering or roof structure.
- Drains and manhole covers – Poor drainage or broken covers can be flagged if accessible.
These findings are limited to what can be seen at the time of inspection—no floorboards are lifted, and no systems are tested.
How to Use the Findings in a Price Negotiation
If a house buyer survey in London, for example, reveals defects that could be costly to address, you may be in a strong position to renegotiate. Here’s how to approach it:
1. Review the Survey in Detail
Focus on any Condition Rating 3 items (which require urgent repair or further investigation). These carry the most weight in negotiations.
2. Get Specialist Quotes
For issues such as damp, cracks, or roof problems, arrange quotes from professionals. This gives you a clear estimate of the repair cost, which you can use to justify a price reduction.
3. Communicate Clearly with the Seller
Be factual and polite. Share the relevant section of the report and any quotes obtained, then propose a revised offer or request that repairs be carried out before exchange.
4. Be Flexible
The seller may not agree to a price reduction but might offer to resolve the issue instead. If you choose this route, confirm that the work will be completed by qualified tradespeople before contracts are exchanged.
What If the Seller Won’t Budge?
If the seller is unwilling to reduce the price or make repairs, consider:
- Walking away – Especially if the repairs are substantial or affect the long-term condition or value of the property.
- Negotiating on other terms – For example, requesting they cover some of your legal fees or include fixtures and fittings in the sale.
A HomeBuyer Report doesn’t uncover everything, but it does flag visible problems that may impact the safety, usability, or value of a home. These findings can be a useful tool in negotiating a fairer price—or prompting further investigation if needed.
Approach any renegotiation with a clear, informed strategy backed by your surveyor’s report and professional quotes. It’s about protecting your investment and making sure your future home doesn’t come with costly surprises.
