A Level 2 Survey (typically the RICS Home Survey – Level 2) is designed to give a professional, objective view of the condition of the main elements of a property. It involves a more extensive visual inspection of the building, its services, and the grounds, but it remains non-invasive—the surveyor does not “open up” the structure or carry out specialist testing.
Below is a clear breakdown of what is normally covered.
1) The main building: inside and outside
External parts (outside)
The surveyor inspects the outside of the main building and records construction and any significant visible defects, covering as much as is physically accessible.
This typically includes visual inspection of:
- Roof coverings and visible roof details (where safe/accessible)
- Chimneys, parapets and flashings (as visible)
- External walls (brickwork/render/cladding), including signs of cracking, movement, weathering and poor maintenance
- Windows and doors (the Level 2 scope typically includes a representative sample; windows may be opened only where permission/keys are available and it is safe to do so)
- Rainwater goods (gutters/downpipes) and visible drainage arrangements
- External joinery and finishes that can be inspected visually
If access is restricted, the surveyor may carry out parts of the inspection from ground level and/or from adjoining public property where accessible, and will note any limitations.
Internal parts (inside)
The surveyor inspects the inside of the main building, again recording significant visible defects and the general condition of elements that can be seen in the normal course of inspection.
Typically covered internally:
- Walls, ceilings and partitions (signs of cracking, damp indicators, distortion, poor alteration work)
- Floors (surface inspection; assessment for excessive deflection, commonly including a “heel-drop” type check)
- Stairs and internal joinery (visually, as accessible)
- Bathrooms/kitchens for visible condition issues (leaks, damp staining, poor ventilation indicators)
Important limitation: the surveyor does not lift fitted carpets/floor coverings or floorboards, move heavy furniture, remove cupboard contents, or open sealed/secured hatches/panels.
2) Roof space and roof structure (if accessible)
Where safe and reasonable, and where the access point is not more than three metres above the floor level, the surveyor will typically use a ladder to access and enter the roof space, carrying out a visual inspection of the roof structure—paying attention to areas vulnerable to deterioration.
They will not move or lift insulation, stored items, or other contents in the loft.
3) Permanent outbuildings and external features within the boundary
A Level 2 inspection includes the main building and all permanent outbuildings, recording visible defects as far as accessible.
Outside the property, the surveyor also inspects items such as:
- Boundary walls and fences
- Permanent outbuildings (garages, stores, etc.)
- Areas in common/shared use where relevant and accessible
If there are restrictions to access (for example, heavy vegetation), these are reported and the surveyor will advise on any potential underlying risks that may require further investigation.
4) Grounds (gardens, paths, driveways, retaining features)
RICS describes Level 2 as including a visual inspection of the grounds, normally from within the boundaries of the subject property (and, where necessary, from adjoining public land). At Level 2, the surveyor performs a thorough inspection of the grounds, noting limitations.
This can include observations on:
- patios, paths and driveways (condition, trip hazards, signs of movement)
- retaining walls and significant level changes
- drainage falls and surface water risks (as visible)
- boundary conditions and access constraints
5) Services (what’s covered and what isn’t)
A Level 2 Survey includes a visual inspection of visible parts of the property’s services, but the surveyor does not carry out specialist tests and cannot confirm efficiency, safety, or compliance.
Typically:
- Electrical/gas/other energy sources: visual only; no safety or efficiency testing
- Plumbing/heating/drainage: visual only; no testing or intrusive investigation
However, under the RICS Level 2 scope, the surveyor may lift accessible inspection chamber covers and visually inspect chambers where safe to do so (without causing damage).
6) Flats: what’s included (and what’s usually excluded)
For flats, the surveyor assesses:
- the general condition of the outside surfaces of the building, and
- access areas that lead directly to the flat (e.g., shared hallways and stairs), and
- roof spaces only if accessible from within and owned by the flat.
RICS also notes typical exclusions for flats, including items such as drains, lifts, fire alarms and security systems, and that external wall systems are not inspected (with further investigations recommended if there are concerns).
7) Tools used, access limits, and how far the survey can go
RICS notes surveyors may use tools such as a damp meter, binoculars and a torch, and may use a ladder for flat roofs and hatches not more than 3m above level ground/floor surfaces where safe.
If the surveyor can’t inspect something they would normally cover, they explain this as a limitation in the report.
Want to confirm whether Level 2 will cover what you need?
If you tell us the property type (house/flat), approximate age, and whether it’s been extended or altered, we can advise whether a Level 2 Survey is the right fit—or whether a Level 3 Building Survey would be more appropriate.
Email mail@howorth.uk or call 07794 400 212.