Choosing a survey level

You bought a Level 2 as survey only. Why are both the market value and the reinstatement figure absent?

They are absent because survey only leaves both of them out on purpose. A Level 2 is either the condition survey by itself, or that survey plus a market valuation and a reinstatement figure. You bought the first of those. The pair of numbers belongs to the second. Reinstatement is not the market value, and it is not a repair budget, so neither gap is a missing repair price.

Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.

What is the fuller explanation?

People hunt the PDF for a valuation page and then for an insurance rebuild figure, and assume one of them was forgotten. On the survey-only option they were never part of the instruction. RICS describes those two additions as travelling with the valuation version of Level 2, not as optional extras you can expect to find one at a time in the back of a condition-only report. The inspection and the ratings can still be a full Level 2 without either number.

If you now want a market value, that is a further instruction, not a complaint that a page failed to print. If you want a reinstatement figure, ask for that as well and do not treat it as the cost of the works the ratings describe. There is no national tariff for adding the figures later. The firm sets what it will charge. Do not invent a rebuild sum from the condition text while you wait.

What should you ask your surveyor?

Please confirm in writing that this instruction was survey only?
If we add a market valuation now, will a reinstatement figure be included with it?
Which ratings stay the same if no value figure is ever added?

What are the typical next steps?

Match the report in your hand to the survey-only instruction.
Ask for the valuation version only if you actually want both figures.
Do not use a rating as a stand-in for either number.

Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.

Also asked about this

Is a blank value box the same as a down-valuation?

No. A figure that was never commissioned has not been reduced. It was not produced.

Can the lender use this survey-only Level 2 as their valuation?

Do not assume so. Their valuation is their own instruction. This report did not include a market value.