A Level 2 Survey (typically the RICS Home Survey – Level 2) is designed to give you a professional, objective overview of a property’s condition through a more extensive visual inspection—but it has clear boundaries. Understanding those boundaries helps you interpret the report correctly and avoids the common mistake of assuming it’s a “full investigation” of everything within the building.
Below are the main limitations you should be aware of.
1) It’s non-intrusive: the surveyor won’t “open up” the building
A Level 2 Survey is a visual inspection. The surveyor does not force or open up the fabric of the building, which means they won’t do things like:
- lift fitted carpets, fitted floor coverings, or floorboards
- move heavy furniture
- empty cupboards or loft spaces
- remove secured panels/hatches
- undo electrical fittings
What this means in practice
If a defect is concealed (e.g., behind wall linings, under floors, behind fitted units), it may not be detectable during a Level 2 inspection—so the report may flag a risk and recommend further investigation rather than giving a definitive conclusion.
2) Access limits can restrict what can be inspected
The inspection is intended to cover as much of the property as is physically accessible, and if something can’t be inspected, the surveyor should explain this in the report’s limitations section.
Surveyors may also carry out parts of the inspection from ground level or from adjoining public property where accessible, meaning the extent of inspection can vary depending on the site and conditions on the day.
3) Services are not tested (and many elements are only “visual only”)
RICS is clear that services are often hidden, so only visible parts can be inspected and the surveyor does not carry out specialist tests. The visual inspection cannot assess:
- the efficiency or safety of electrical, gas or other energy sources
- whether plumbing/heating/drainage meet current regulations
- the internal condition of chimneys, boilers, or flues
What this means for buyers
If the surveyor sees warning signs (age, poor installation, leaks, staining, unusual noises where observable), they will typically recommend specialist checks—such as an EICR for electrics, a Gas Safe inspection, or a drainage survey—before exchange.
4) It doesn’t provide repair specifications or costings
A Level 2 Survey is intended to be clear and actionable, but it is not a pricing document. RICS states that the surveyor does not report on the cost of work to put defects right, nor do they provide recommendations on exactly how repairs should be carried out.
You’ll usually be told what the issue is, why it matters, and what type of follow-up is needed—then you obtain quotes from contractors/specialists for detail and cost.
5) Flats: additional limitations around communal systems and cladding
For flats, a Level 2 Survey includes inspection of the flat and a general assessment of the building’s outside surfaces and access areas, but RICS states the surveyor does not inspect:
- drains
- lifts
- fire alarms
- security systems
RICS also states external wall systems are not inspected and that if there are concerns, further investigation should be recommended before you make a legal commitment to purchase.
This is important because many significant flat-related costs and risks sit within the wider building and its communal systems, which often require document review via solicitors/managing agents and (in some cases) specialist assessments.
6) Environmental issues and hazardous materials are not fully investigated
RICS notes that the surveyor does not make enquiries about contamination or other environmental dangers, although if a problem is suspected, further investigation should be recommended.
RICS also states the surveyor does not carry out an asbestos inspection and does not act as an asbestos inspector—though suspected asbestos-containing materials should be highlighted if identified visually.
7) Some features are outside scope (even if they’re on the property)
Certain items may be treated as outbuildings and visually inspected, but RICS notes leisure facilities (such as swimming pool equipment and associated facilities) are not reported on in detail.
8) It can’t always give a definitive answer—so it flags risk and recommends next steps
A key limitation (and a key strength, when used properly) is that the surveyor will recommend further investigation where they can’t reach a conclusion with reasonable confidence.
This is how a Level 2 Survey protects you: it highlights what might be serious, even when it cannot safely or reasonably be confirmed without specialist testing or opening-up works.
Need help interpreting a Level 2 Survey—or choosing the right survey level?
Email mail@howorth.uk or call 07794 400 212 and we’ll help you understand what a Level 2 Survey will (and won’t) tell you for your specific property, and whether Level 3 or targeted specialist inspections would be a smarter next step.