FAQ

Facebook X-twitter Instagram Linkedin
Get Quote

What Does a Level 2 Survey Cover? Full Checklist & Guide

Buying a property without a survey is one of the most common and costly mistakes a buyer can make. Yet even buyers who commission a survey often have only a vague idea of what it actually examines. That gap matters. Knowing what your surveyor is looking at, and what they’re not, helps you read the report properly and act on it with confidence.

A RICS Level 2 survey is the most widely used residential survey in England and Wales. It’s a structured, professional assessment of a property’s visible and accessible condition, carried out by a qualified chartered surveyor and produced to the standards set by the

Royal Institution of Chartered Surveyors. This guide sets out exactly what it covers, how the findings are presented, and what sits outside its scope.

At Somerset & Sinclair, we carry out RICS Level 2 surveys across Greater London and the Home Counties. We’re a RICS-regulated firm with MRICS and FRICS qualified surveyors and more than 25 years of combined experience in the London residential market. If you have a property in mind and want to know whether a Level 2 survey is the right choice, this is where to start.

What Is a RICS Level 2 Survey?

The RICS Level 2 survey, previously known as the HomeBuyer Report or homebuyer report, is a standardised condition assessment designed for conventional residential properties in reasonable condition. It was updated and renamed as part of the revised RICS Home Survey Standard in 2021, though the methodology and purpose remained broadly the same.

The survey is a visual inspection. The surveyor assesses everything that is accessible and visible without disturbing the fabric of the building. They don’t lift floorboards, remove panels, move heavy furniture, or open up walls. What they do assess, systematically and thoroughly, is everything they can see and safely access across the whole property.

The findings are presented using the RICS condition rating system, which uses a traffic light scale to indicate the urgency of any action required. We’ll cover that in detail below.

The RICS Level 2 Survey Checklist — What Gets Inspected

1. Roof Structure and Covering

The surveyor inspects the roof externally, assessing the covering materials, condition of tiles or slates, ridge and hip details, and visible signs of deterioration or displacement. Where safe and reasonable access to the roof space exists, this is also inspected internally. The surveyor checks for signs of water ingress, daylight visible through the structure, defective timbers, and insulation. Where the roof space is inaccessible or sealed, this is noted in the report.

2. Chimney Stacks and Flues

All visible chimney stacks are assessed for structural integrity, pointing condition, flashing details, and any signs of movement or deterioration. This is a commonly flagged element in London’s older housing stock, where chimney stacks are frequently found with failed mortar joints, loose or leaning pots, and defective lead flashings.

3. External Walls

The external elevations are inspected for cracking, bulging, spalling brickwork, failed pointing, damp staining, and signs of structural movement. The surveyor looks at the condition of renders and cladding where applicable, and assesses the relationship between any extensions and the main structure. Where cracks are present, their pattern, width, and likely cause are noted.

4. Windows and External Doors

All windows and external doors are assessed for condition, frame integrity, glazing, seals, and signs of rot or deterioration. Failed double-glazing units, poorly fitting frames, and signs of water penetration around reveals are commonly identified items.

5. Internal Walls, Partitions, and Ceilings

Internal walls and ceilings are inspected for cracking, staining, signs of damp or water ingress from above, and any indications of structural movement. The surveyor is looking for patterns that suggest settlement, subsidence, or loading issues as well as more routine maintenance concerns.

6. Floors

Where floors are accessible, the surveyor assesses their condition. This includes checking for signs of movement, deflection, bounce, damp beneath solid floors, and any visible deterioration. Fitted carpets and floor coverings are not lifted. Where floors are fully covered, the surveyor notes this as a limitation and comments on what is visible at the edges or through other indicators.

7. Damp, Condensation, and Water Ingress

This is one of the most important elements of any Level 2 survey in London. The surveyor uses a moisture meter to check walls and other elements for elevated moisture readings. They assess whether any damp found is consistent with rising damp, penetrating damp, or condensation, which have different causes and different remedies. Findings here can have a significant impact on a buyer’s negotiating position and on the cost of ownership.

8. Roof Spaces

Where access is available via a hatch, the surveyor inspects the roof void for evidence of water ingress, condition of roof timbers, insulation levels, any signs of pest activity, and the general structural condition of the space. If the hatch is sealed, locked, or too small to enter safely, the surveyor notes this as a limitation in the report.

9. Services — Visible Elements Only

This is one of the areas buyers most commonly misunderstand. The Level 2 survey includes a visual assessment of services, which means what the surveyor can see. They will note the apparent age and type of the heating system, the visible condition of pipework, and the type of electrical installation visible at the consumer unit. They do not test the efficiency or safety of gas, electrical, or drainage systems, and they do not carry out specialist tests. Where concerns are identified, the report will recommend that a Gas Safe registered engineer, NICEIC registered electrician, or drainage specialist carries out a more detailed investigation.

10. Drainage — Where Visible

The surveyor inspects drainage gullies, downpipes, and rainwater goods where visible and accessible. They look for blockages, damage, and signs of water not clearing correctly. Below-ground drainage is not inspected. Where concerns exist about the drains, the report will recommend a CCTV drainage survey by a specialist.

11. External Areas Within the Boundary

The immediate grounds, paths, steps, retaining walls, and outbuildings within the boundary of the property are included in the inspection where accessible. The surveyor assesses conditions and notes any items of concern. Shared areas and communal spaces in leasehold properties are noted where visible from within the boundary.

12. Energy Performance Certificate

As part of the RICS Level 2 service, the surveyor reviews the property’s Energy Performance Certificate where available and notes the current energy efficiency rating. They also check for any obvious discrepancies between the EPC and what is observed about the property during the inspection.

The RICS Condition Ratings Explained

Every element assessed in the survey is assigned one of three condition ratings. Understanding these ratings is essential to reading the report properly.

Condition Rating 1 — No Repair Currently Needed

Elements rated one are in satisfactory condition. No significant issues have been identified and no immediate action is required. Normal maintenance should be continued.

Condition Rating 2 — Repairs or Replacement Needed, Not Urgent

Elements rated two require attention. They may be defective, deteriorating, or showing signs that repairs will be needed in the short to medium term. These items don’t require immediate action but should not be ignored. Rating two items often form the basis of a buyer’s negotiation with the seller.

Condition Rating 3 — Urgent Repair or Replacement Required

Elements rated three are serious. They are either already causing significant damage, are a safety risk, or require urgent investigation by a specialist. A condition rating three finding should be taken seriously. It may affect the property’s value, your ability to obtain a mortgage, or your assessment of whether to proceed with the purchase.

Where an element cannot be inspected, it is assigned a separate notation rather than a condition rating, with an explanation of why the inspection was not possible and a recommendation on what further steps may be needed.

MoneyHelper, the UK government’s impartial financial guidance service, recommends reading condition ratings carefully and taking specialist advice on any rating three finding before proceeding to exchange.

What a Level 2 Survey Does Not Cover

Being clear about the limits of a Level 2 survey is as important as knowing what it includes.

The survey does not involve any intrusive investigation. The surveyor will not lift floorboards or fitted carpets, move furniture, remove panels, open secured hatches, or disturb the building fabric in any way. This is a visual inspection, and concealed areas remain uninspected.

The survey does not test services. Gas installations, electrical systems, and drainage are not tested for efficiency, safety, or compliance with current regulations. Visible concerns are noted and specialist investigation is recommended where appropriate.

The survey does not provide a market valuation unless this has been specifically agreed and the surveyor holds RICS Registered Valuer status. A market valuation is a separate service.

The survey does not comment on legal matters, planning history, or title documents. These fall within the scope of your conveyancing solicitor.

Where any of these areas are a concern, the report will say so and recommend the appropriate specialist. The Level 2 survey is thorough within its defined scope. Understanding that scope helps you use the report well.

When Is a Level 2 Survey the Right Choice?

The Level 2 survey is appropriate for most conventional residential properties in reasonable condition. That includes purpose-built flats, modern houses, and standard brick-built period properties without obvious signs of significant deterioration.

It’s worth being honest about one thing. If the property gives you any reason for concern during a viewing, whether that’s visible cracking, signs of damp, a recently completed extension, or an older building with an unconventional layout, it’s worth speaking to a chartered surveyor before deciding which level of survey to commission. A Level 3 Building Survey provides greater analytical depth and more detailed repair recommendations. For the right property, the additional cost is well justified.

If you’re unsure which survey is right for the property you’re buying, call us before you book. We’ll give you a straight recommendation based on the property, not on which survey generates a higher fee.

If you’re unsure which survey is right for the property you’re buying, call us before you book. We’ll give you a straight recommendation based on the property, not on which survey generates a higher fee.

RICS Level 2 vs Level 3 survey

Conclusion

A RICS Level 2 survey covers a great deal. Roof, structure, walls, floors, damp, services, drainage, external areas, and the EPC — all systematically assessed by a qualified chartered surveyor using a clear, standardised rating system. Used properly, the report is one of the most valuable documents in a property transaction.

The key is understanding what it tells you and acting on it. Condition rating three findings need immediate attention. Rating two items are your negotiating material. And where the report recommends specialist investigation, take that recommendation seriously before you exchange.

Somerset & Sinclair carries out RICS Level 2 surveys across Greater London and the Home Counties. If you have a property in mind and want to discuss whether a Level 2 survey is the right choice, or you’re ready to book, get in touch on 020 4587 3343 or at info@somersetsinclair.co.uk.

book a RICS Level 2 survey

Frequently Asked Questions

What does a Level 2 survey cover?
A RICS Level 2 survey covers all accessible and visible elements of a residential property. This includes the roof structure and covering, chimney stacks, external walls, windows and doors, internal walls, ceilings and floors, roof space where accessible, damp and moisture, drainage and services where visible, and external areas within the boundary. Each element is assigned a condition rating of one, two, or three. Where areas cannot be inspected, this is noted clearly in the report.
A homebuyer report, now formally known as the RICS Home Survey Level 2, includes a structured visual inspection of all accessible parts of the property, a condition rating for every element using the RICS traffic light system, commentary on any areas of concern, and recommendations for specialist investigation where needed. Some Level 2 reports also include a market valuation and reinstatement cost figure for buildings insurance, where the surveyor is also a RICS Registered Valuer and this has been agreed in advance.
The RICS condition rating system uses three ratings. Rating one means no significant issues and no immediate action is needed. Rating two means repairs or maintenance are required but not urgently. Rating three means serious defects or urgent repair is needed and the issue should be investigated by a specialist before exchange. Where an area cannot be inspected, a separate notation is used with an explanation of why.
A Level 2 survey is not a structural survey in the technical sense. It identifies visible signs of structural movement, cracking, and settlement, and flags these with appropriate condition ratings. However, it does not include the detailed structural analysis provided by a structural engineer or the in-depth construction commentary of a RICS Level 3 Building Survey. Where structural concerns are identified, the report will recommend further investigation by an appropriate specialist.
Yes. Checking for damp is one of the core elements of a RICS Level 2 survey. The surveyor uses a moisture meter to check walls and other elements for elevated moisture levels, and assesses whether any damp found is likely to be rising damp, penetrating damp, or condensation. Each has different causes and different cost implications. Damp findings are assigned a condition rating and recommendations for remediation or further investigation are included in the report.
No. The Level 2 survey includes a visual assessment of services, meaning what the surveyor can see. They will note the apparent type and age of the heating system, the condition of visible pipework, and the type of electrical installation at the consumer unit. They do not carry out specialist tests on gas, electrical, or drainage installations. Where visible concerns are noted, the report will recommend that a Gas Safe registered engineer, an NICEIC registered electrician, or a drainage specialist carries out a detailed investigation.
A RICS Level 2 survey does not include intrusive investigation of any kind. The surveyor will not lift floorboards, remove fitted carpets, move furniture, open sealed hatches, or disturb the building fabric. It does not test services for safety or efficiency, it does not provide a market valuation unless separately agreed, and it does not comment on legal matters, planning history, or title issues. Concealed areas that cannot be accessed are noted as limitations in the report.
Yes. Where the report identifies defects or conditions requiring attention, it provides formal, professionally evidenced grounds to approach the seller for a price reduction or for specific works to be carried out before exchange. Condition rating two and three findings are the most commonly used basis for renegotiation. The survey report is produced by a RICS-regulated professional, which gives it credibility in those negotiations. Your solicitor will advise on the best approach for your specific transaction.
The on-site inspection for a RICS Level 2 survey typically takes between one and a half and three hours, depending on the size and complexity of the property. Larger properties, those with outbuildings, or those with significant areas of concern will take longer. The written report is usually returned within a few working days of the inspection.
In London, a RICS Level 2 survey typically starts from around £400 to £500 for a standard one or two-bedroom flat, with fees rising for larger or more complex properties. London fees tend to sit at the higher end of the national range, reflecting the nature of the market and the travel involved. The fee should be confirmed before you book and should cover the full inspection and written report with no additions.
Yes. The HomeBuyer Report was the name used under the previous RICS survey framework. In 2021, RICS updated its home survey standards and replaced the HomeBuyer Report with the RICS Home Survey Level 2. The methodology and purpose are broadly the same. If a surveying firm refers to either name, they are describing the same level of residential survey.
Yes, and it’s a decision worth taking seriously. A survey on a leasehold flat assesses the internal condition of the unit itself, which is the part of the building that becomes your responsibility as the incoming leaseholder. The surveyor will check for damp, water penetration from adjacent or upper flats, the condition of internal elements, and any other issues within the demised area. What a managing agent is responsible for maintaining and what falls to the individual leaseholder can be two very different things. Knowing the condition of your specific unit before exchange is important regardless of the wider building’s management.

Related Blogs

RICS Chartered Surveyors

CONTACT US TODAY AND GET A FREE QUOTE!

CONTACT US TODAY!

Powered by
►
Necessary cookies enable essential site features like secure log-ins and consent preference adjustments. They do not store personal data.
None
►
Functional cookies support features like content sharing on social media, collecting feedback, and enabling third-party tools.
None
►
Analytical cookies track visitor interactions, providing insights on metrics like visitor count, bounce rate, and traffic sources.
None
►
Advertisement cookies deliver personalized ads based on your previous visits and analyze the effectiveness of ad campaigns.
None
Powered by