Yes — a Level 2 Survey (typically the RICS Home Survey – Level 2) will look for signs of movement that could indicate subsidence and will report on what’s seen during a more extensive visual inspection of the building, services and grounds.
What it won’t usually do is confirm subsidence as a diagnosis in the same way a specialist subsidence investigation might. Instead, it will identify warning signs, explain the level of concern, and recommend further investigation where the surveyor can’t reach a conclusion with reasonable confidence.
First: what “subsidence” actually means
Subsidence is the downward movement of a building’s foundations due to changes in the supporting ground. It’s different from normal “settlement” (minor early movement as a building beds in).
What a Level 2 Surveyor will check for
A Level 2 Survey is condition-led. The surveyor is looking for symptoms that suggest movement and for clues that may point to likely causes.
1) Visible signs of movement inside the property
Common indicators include:
- Cracking patterns (especially diagonal cracks, stepped cracking through brick/block lines, cracks that widen towards the top or bottom)
- Cracks around doors/windows and at wall junctions
- Distortion to openings (doors/windows that stick or don’t align)
- Sloping or uneven floors, or unusual deflection (noting that the surveyor won’t lift floor coverings)
- Separation between skirtings/architraves and walls, or new gaps at junctions
2) Signs externally (often more revealing than internal cracking)
Externally, surveyors will look for:
- Cracks in brickwork/render (especially around corners and openings)
- Bulging or leaning walls, or localised distortion
- Cracking/rotation to bay windows, porches, or extensions (where foundations can differ)
- Condition and performance of rainwater goods and visible discharge points (persistent saturation can contribute to movement risk)
3) Grounds and features that can drive movement risk
RICS expects a Level 2 to include a thorough inspection of the grounds (noting limitations).
This matters because many subsidence drivers are outside:
- Trees/vegetation close to the building (especially on shrinkable clay)
- High external ground levels and poor drainage falls
- Cracking to patios, paths, steps, retaining walls and boundary walls (which can indicate ground movement)
- Localised soft/saturated areas (possible drainage issues)
4) Drainage clues (where accessible)
Level 2 scope allows for visual inspection of service systems that can be seen during the normal course of inspection, and includes inspection chamber/underground drainage considerations as part of the inspection scope.
While it won’t be a CCTV drain survey, a surveyor may flag:
- displaced covers, signs of backing-up, or poor drainage layout
- evidence that points to needing a drains specialist (especially where washout/softening is suspected)
What a Level 2 Survey won’t do for subsidence (and why)
It’s non-invasive
Even though it’s more detailed than a basic overview, the Level 2 approach does not involve opening up the building fabric. For example, floors are inspected visually but the surveyor won’t lift carpets/floor coverings or floorboards, or move furniture.
It won’t provide structural design-level diagnosis
RICS makes clear the surveyor does not perform design calculations or test service installations/appliances.
So if subsidence is suspected, the Level 2 Survey won’t usually be the final word — it’s the “early warning and triage” stage.
How it will be reported if movement is suspected
If the surveyor sees indicators consistent with movement, they will typically:
- describe the observed symptoms and affected areas,
- assign a condition rating reflecting seriousness/urgency, and
- recommend next steps.
RICS’ Level 2 report template defines Condition rating 3 as defects that are serious and/or need to be repaired, replaced or investigated urgently, with potential for serious safety issues or severe long-term damage if not addressed.
Crucially, where the surveyor cannot reach a conclusion with reasonable confidence, they should recommend further investigation.
If the survey flags subsidence risk: what “further investigations” usually mean
Depending on what the surveyor finds, next steps may include:
- a structural engineer’s assessment (to confirm cause, extent, and whether movement is ongoing)
- monitoring (crack monitoring / level monitoring over time where appropriate)
- CCTV drain survey (if washout/leakage is suspected)
- arboricultural input (trees/shrinkable clay considerations)
- targeted opening up / trial pits (more common on serious cases, often via insurers or engineers)
RICS also advises that if you spot potential subsidence problems and can’t find a reason, getting specialist help early is important, and a chartered surveyor can help work out whether it is subsidence and the likely cause.
When a Level 2 Survey is usually enough — and when it isn’t
Level 2 is often suitable if:
- the property is conventional and generally in reasonable condition, and
- there are no obvious major signs of movement on viewing.
Consider Level 3 / specialist advice if:
- you can already see significant cracking/distortion,
- the property is older/altered/unusual,
- there’s known underpinning history,
- the surveyor flags urgent investigation (or you simply need deeper reassurance before exchange).
Want help interpreting movement risks before you commit?
If you’re buying a property and you’re concerned about subsidence (or your survey has flagged movement), email mail@howorth.uk or call 07794 400 212. We’ll help you understand what the survey findings mean in practical terms and what follow-up checks are sensible before you proceed.