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How to Prepare for a RICS Level 2 Survey — Seller & Buyer Checklist

Most people focus on booking the survey. Far fewer think about what happens before the surveyor arrives, and that gap can cost both buyers and sellers more than they expect.

For sellers, poor preparation doesn’t just create a bad impression. It limits what the surveyor can inspect, which means areas left unassessed get flagged as limitations in the report. Buyers then see those limitations and assume the worst. For buyers, understanding what the survey will and won’t cover before the inspection helps you use the report properly once it lands. You’ll know which findings to act on, which to monitor, and which to take to your solicitor.

This guide covers both sides of the process. What sellers should do before the surveyor arrives, what buyers need to understand going in, and how to get the most out of the report once you have it. Somerset & Sinclair carries out RICS Level 2 surveys across Greater London and the Home Counties, and what follows reflects what our surveyors see in practice, not just in theory.

What Is a RICS Level 2 Survey, Briefly?

The RICS Level 2 survey, previously known as the HomeBuyer Report, is a professional visual assessment of a property’s condition carried out by a qualified chartered surveyor. It covers all accessible and visible elements of the property, from the roof and external walls to internal structure, damp, drainage, and services where visible. Every element is assigned a condition rating on a scale of one to three, indicating the urgency of any action required.

The key word is accessible. The surveyor assesses what they can see and safely reach. Anything blocked, concealed, sealed, or locked cannot be inspected. This is why preparation matters, particularly for sellers.

How Sellers Should Prepare for a Level 2 Survey

Preparing your home for a survey is not about hiding problems. A competent surveyor will find significant issues regardless of how the property is presented. Preparation is about making sure nothing is missed because access was unavailable, reducing the number of limitations noted in the report, and demonstrating that the property is well-maintained.

Clear Access to Every Room and Space

The surveyor needs to enter every room in the property, including loft spaces, basements, garages, outbuildings, and any utility rooms or storage spaces. Make sure every door is unlocked and that keys for any locked windows, gate latches, or external doors are left where they can be found easily. Don’t assume the surveyor will skip a room because it’s being used for storage. They won’t. They’ll note it as inaccessible and flag it as a limitation. Clear pathways through any cluttered spaces before the inspection.

Provide Access to the Loft

The loft space is one of the most important areas in a Level 2 survey. The surveyor is looking for signs of water ingress, roof structure condition, insulation, and any indications of pest activity. If the loft hatch is blocked by furniture, fixed shut, or too small to provide safe access, the surveyor will note this as a limitation.

Clear the area beneath the hatch on the day of inspection. If the hatch itself is in a wardrobe or an awkward position, make sure the space around it is clear. Don’t store boxes directly beneath it.

Ensure Services Are Operational

The surveyor will check visible services, including noting the type and apparent age of the heating system, the visible condition of pipework, and the consumer unit. While the Level 2 survey doesn’t test systems for safety or efficiency, the surveyor will note obvious concerns with what they can observe. Make sure the heating system is operational and the pilot light is lit if applicable. If any services have been turned off at the mains, restore them before the inspection day if it is safe to do so.

Don't Obscure Potential Issues With Recent Redecoration

This is worth stating directly. Freshly painted walls can conceal damp staining. New flooring installed over defective substrates still has defective substrates beneath it. A surveyor using a moisture meter will identify elevated readings behind a newly decorated wall regardless of how it looks.

Concealing defects through cosmetic work doesn’t protect a sale. If a serious issue is discovered post-completion that was present but obscured at the time of the survey, it creates a very different set of problems for the seller. Present the property honestly. The report should reflect its actual condition.

Provide Documentation Where Available

If you have documentation for any recent works carried out to the property, make it available on the day or pass it to the estate agent to share with the buyer. This includes building regulations completion certificates, guarantees for damp proofing or underpinning, planning permissions for extensions, electrical installation certificates, and boiler service records. The surveyor doesn’t rely on documentation to form their assessment, but it adds context and can prevent unnecessary recommendations for further investigation where work has already been carried out to the required standard.

On the Day

Make arrangements for pets to be secured or removed from the property during the inspection. A surveyor who cannot safely access a room because of a dog or a cat that has escaped into the loft space cannot do their job properly. The inspection typically takes between one and a half and three hours. You don’t need to be present, but if you are, give the surveyor space to work.

How Buyers Should Prepare for a Level 2 Survey

Buyers have less direct control over the day of the inspection, since it’s the seller’s property and the seller’s responsibility to provide access. What buyers can control is their understanding of what the survey will tell them and how to use it effectively.

Understand What the Survey Will and Won't Cover

Before the report arrives, make sure you understand the scope of a Level 2 survey. It is a visual inspection. It doesn’t test gas or electrical systems, lift floorboards, open up walls, or investigate anything that isn’t visible and accessible. If you’re expecting confirmation that the electrics are safe, that’s a specialist inspection, not a survey. Knowing the scope of the inspection means you can read the report accurately and understand when a recommendation for further specialist investigation is a standard part of the process rather than a cause for alarm.

Don't Attend the Inspection Unless Your Surveyor Is Happy With This

Some buyers want to be present. Some surveyors are comfortable with this, particularly at the end of the inspection for a brief walkthrough of the main findings. Others prefer to work without the client present, as interruptions can affect concentration and add time to an already thorough process. Ask your surveyor in advance whether they’re happy for you to attend or be present at the end of the inspection. Don’t turn up unannounced. The surveyor is working on your behalf. Let them work.

Read the Report Before Acting on It

When the report arrives, read it in full before calling anyone. The condition ratings are the most important element. Condition rating three findings require urgent attention. Rating two findings need addressing but are not immediately critical. Rating one means no action is needed. The report will also include a summary section and a list of any elements that couldn’t be inspected, with explanations. Read these limitations carefully. They tell you what the surveyor couldn’t assess and why.
RICS condition ratings explained

Use the Report as a Negotiating Tool Where Appropriate

If the survey identifies defects, you have grounds to renegotiate. This might mean requesting a price reduction to account for repair costs, asking the seller to carry out specific works before exchange, or commissioning specialist reports on particular items before deciding whether to proceed. Your solicitor will advise on the best approach for your specific transaction. The survey report is your evidence. A report produced by a RICS-regulated surveyor carries professional weight in those conversations.
book a RICS Level 2 survey in London

Quick Reference Checklists

Seller Checklist — Before the Survey

  • Unlock all rooms, including loft, garage, basement, and outbuildings
  • Clear the area beneath the loft hatch and ensure safe access
  • Remove or secure pets for the duration of the inspection
  • Ensure the heating system is operational
  • Gather any relevant documentation: building regs certificates, guarantees, planning permissions, electrical certificates, boiler service records
  • Clear pathways through any cluttered spaces
  • Leave keys for locked windows, gates, or external doors in an accessible location
  • Do not attempt to conceal known defects through cosmetic work

Buyer Checklist — Before and After the Survey

  • Communicate any specific concerns to your surveyor before the inspection
  • Confirm whether you’re able to attend at the end of the inspection
  • Understand the scope of a Level 2 survey before the report arrives
  • Read the full report before acting on individual findings
  • Note all condition rating three findings and seek specialist advice before exchange
  • Review the limitations section to understand what wasn’t inspected and why
  • Discuss negotiation options with your solicitor if defects are identified
  • Commission any recommended specialist reports before exchange where findings warrant it

Conclusion

Preparation on both sides of a Level 2 survey makes a genuine difference to the quality of the inspection and how useful the report is in practice. Sellers who provide full access and relevant documentation give the surveyor the best possible conditions to produce an accurate assessment. Buyers who understand the scope of the survey and read the report carefully are in the strongest position to act on the findings.

 

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 the survey process before you book, call us on 020 4587 3343 or email info@somersetsinclair.co.uk. We’re available Monday to Saturday, 9am to 5:30pm, and Sunday 10:30am to 4:30pm.

book a RICS Level 2 survey

Frequently Asked Questions

How do I prepare for a RICS Level 2 survey as a seller?
As a seller, the most important thing you can do is ensure the surveyor has unobstructed access to the whole property. Unlock every room, clear the area beneath the loft hatch, secure pets, make sure services are operational, and gather any relevant documentation for works carried out to the property. Don’t attempt to conceal known defects through cosmetic redecoration. A competent surveyor will identify significant issues regardless, and concealment creates greater problems if issues are discovered after completion.
Before a homebuyer survey, communicate any specific concerns to your surveyor so they can pay particular attention to those areas during the inspection. Make sure you understand what a Level 2 survey covers and what it doesn’t, so the report doesn’t contain surprises. Confirm in advance whether you can attend the end of the inspection, and read the full report carefully when it arrives before acting on any individual finding.
Some surveyors are happy for the buyer to be present at the end of the inspection for a brief discussion of the main findings. Others prefer to work without the client present. Always ask your surveyor in advance whether they’re comfortable with your attendance rather than arriving unannounced. Do not interrupt the surveyor while they are working through the property.
Sellers should make available any documentation relevant to works carried out on the property. This includes building regulations completion certificates, planning permissions for extensions or conversions, guarantees for damp proofing or underpinning, electrical installation certificates, boiler service records, and any warranties for recent roofing or structural work. The surveyor doesn’t rely on documentation to form their assessment, but it provides useful context and can prevent unnecessary recommendations for further investigation.
The seller does not need to be present during the inspection. What matters is that the property is accessible and that access has been arranged through the estate agent. If the seller is present, they should allow the surveyor to work without interruption and not attempt to guide the inspection or draw attention away from areas of concern.
Where the surveyor cannot access an area, whether because it’s locked, blocked, sealed, or unsafe to enter, they note this in the report as a limitation and explain why the inspection wasn’t possible. If the area is one of concern, the report will recommend further investigation. Limitations are not failures on the surveyor’s part. They’re a transparent record of what couldn’t be inspected and why. Sellers who allow comprehensive access minimise the number of limitations in the report.
Read the full report before acting on individual findings. Start with the condition ratings. Any condition rating three findings are serious and require urgent specialist investigation before exchange. Condition rating two findings require attention and often form the basis of price negotiations. Review the limitations section to understand what wasn’t inspected and why. Then read the surveyor’s overall summary and any specific recommendations for further investigation.
Yes, and it frequently is. If the report identifies defects or conditions requiring further investigation, you have a formally produced document from a RICS-regulated professional to support a renegotiation. This might take the form of a price reduction or a request for the seller to carry out agreed works before exchange. Your solicitor is best placed to advise on approach. The survey report is your evidence and it carries professional weight in those conversations.
The on-site inspection typically takes between one and a half and three hours, depending on the size and complexity of the property. Larger properties or those with outbuildings, basements, or areas requiring careful attention will take longer. The written report is usually returned within a few working days of the inspection.
A homebuyer survey checklist is a practical guide to what a surveyor will examine during a Level 2 inspection and what buyers and sellers should do to prepare. For sellers, it covers access, documentation, and presentation. For buyers, it covers communication with the surveyor, understanding the scope of the inspection, and reading the report correctly once it’s received. The checklist in this article covers both sides of the process in detail.

The right survey depends on the property, not a general rule. A Level 2 survey is appropriate for most conventional properties in reasonable condition, including modern houses and purpose-built flats. A Level 3 Building Survey is more appropriate for older properties, those with visible defects, non-standard construction, or properties where significant renovation is planned. If you’re unsure, speak to a chartered surveyor before booking. At Somerset & Sinclair, we’ll give you a straight recommendation based on the specific property.

Contact Somerset & Sinclair by phone on 020 4587 3343, by email at info@somersetsinclair.co.uk, or through the website at somersetsinclair.co.uk. We’ll discuss the property with you, confirm the right survey level, and provide a clear fee before you commit to anything. We’re available Monday to Saturday, 9am to 5:30pm, and Sunday 10:30am to 4:30pm, and we cover the whole of Greater London as well as Surrey, Berkshire, Hertfordshire, and Buckinghamshire.

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