A Level 2 Survey uses a simple set of condition ratings to help you quickly understand what needs attention, how urgent it is, and what you should do next. The ratings are designed to turn a long technical report into a clear, prioritised action plan—so you can decide whether to proceed, what further checks you may need, and how to budget for repairs.
Most Level 2 reports use four main markers:
- Condition Rating 3 – serious / urgent
- Condition Rating 2 – needs repair, but not urgent
- Condition Rating 1 – no repair needed at the moment
- NI – not inspected
Condition Rating 3: serious defects or urgent investigation
What it means
Condition Rating 3 is the survey’s highest priority category. It indicates defects that are serious and/or need to be repaired, replaced, or investigated urgently. Left unresolved, these issues could create safety concerns or lead to severe long-term damage.
This rating doesn’t automatically mean “don’t buy”—but it does mean you should pause and fully understand the risk before you become legally committed.
Typical examples
Depending on the property, Rating 3 items might include:
- signs of significant movement that need structural assessment
- major roof defects, active leaks, or unstable chimney masonry
- widespread or persistent damp with uncertain cause
- unsafe or poor-quality structural alterations
- serious timber decay risk in vulnerable areas
- high-risk electrical concerns (where a full test is recommended)
What you should do
- Arrange further investigations quickly (engineer, electrician, drainage survey, damp/timber specialist—depending on the issue).
- Obtain repair quotations so you understand likely costs and disruption.
- Decide whether to renegotiate, proceed with a repair budget, or reconsider the purchase if the risk is disproportionate.
Condition Rating 2: repair needed, but not urgent or serious
What it means
Condition Rating 2 is the “needs attention” category. The defect requires repair or replacement, but it is not considered urgent or immediately serious. These issues are commonly part of normal property ownership and maintenance.
Typical examples
Common Rating 2 items include:
- maintenance to gutters and rainwater goods
- worn roof coverings that aren’t yet failing
- defective pointing or minor render cracking
- early-stage joinery deterioration or failed window seals
- minor damp/condensation improvements (often linked to ventilation)
- general wear and tear that would be expected for the property’s age
What you should do
- Use Rating 2 items to create a maintenance plan.
- Prioritise elements that protect the building (roof, gutters, external walls) because they prevent more serious deterioration.
- Get quotes where work is significant, and plan the timing (immediate / within 12 months / longer-term).
Condition Rating 1: no repair currently needed
What it means
Condition Rating 1 means the surveyor has not identified any current need for repair to that element. It indicates the item appears to be in satisfactory condition at the time of inspection.
It doesn’t mean “perfect” or “maintenance-free”—it simply means no current defects have been identified that require action.
Typical examples
- roof covering appears serviceable from accessible viewpoints
- walls, floors, or ceilings show no significant defect indicators
- windows/doors appear to operate and seal reasonably (where accessible)
- routine elements appear in acceptable condition for age
What you should do
- Treat Rating 1 as reassurance.
- Continue with normal upkeep—because even sound elements can deteriorate over time, especially if maintenance is ignored.
NI: not inspected
What it means
NI means the surveyor could not inspect that element—so it remains an unknown. NI can occur for many reasons:
- access was not available (locked room, missing keys, no loft hatch access)
- an area was unsafe to enter (fragile roof covering, unsafe flat roof)
- items were concealed (behind fixed finishes, heavy storage, fitted units)
NI is important because it can hide risk. An NI item is not “fine”—it’s simply unconfirmed.
Typical examples
- loft not accessed due to blocked hatch or unsafe ladder position
- roof areas not visible due to height or lack of safe vantage points
- underfloor areas or voids not accessible
- parts of drainage not visible or chambers not accessible
What you should do
- Consider whether the NI item could conceal significant risk (roof structure, drains, structural areas).
- If it could, arrange appropriate access or specialist inspection before you commit.
- Where access limitations were avoidable (keys, unlocked areas), try to resolve them early to reduce uncertainty.
How to read the condition ratings in the most useful order
- Go straight to Condition Rating 3 items first.
- Then review all NI items, as these represent unknowns.
- Use Condition Rating 2 items to plan maintenance and budgeting.
- Treat Condition Rating 1 items as reassurance, while maintaining the property normally.
Need help interpreting your Level 2 Survey ratings?
Email mail@howorth.uk or call 07794 400 212. We can help you understand what the ratings mean in practical terms, which issues matter most, and what follow-up checks (if any) are sensible before you proceed.