Yes — a Level 2 Survey (typically the RICS Home Survey – Level 2) is specifically designed to identify and report defects, but with an important caveat: it mainly finds significant visible defects that are apparent at the time of inspection and within accessible areas. RICS describes the inspection as covering the inside and outside of the main building and permanent outbuildings, recording “significant visible defects” and aiming to inspect as much as is physically accessible.
So the right expectation is:
- It will find many common problems (particularly those visible to a trained eye).
- It will not find every defect, especially those hidden behind finishes or within services.
1) What kinds of defects a Level 2 Survey commonly identifies
Because it’s a structured inspection of the building, services (visually), and grounds, a Level 2 Survey commonly picks up issues such as:
Building fabric and structure (visible symptoms)
- Cracking and movement indicators (including stepped cracking, distortion, unevenness)
- Evidence of dampness/condensation risk (staining, mould indicators, bridging issues)
- Timber concerns that are visible (rot-prone areas, poor ventilation clues)
- Defective external joinery and deteriorated finishes (where accessible)
Roofs and rainwater goods
- Deteriorated roof coverings, slipped/missing tiles/slates (as visible from vantage points)
- Chimney/flashings defects where visible
- Poor gutters/downpipes causing damp staining or saturation risk
Windows/doors and ventilation
- Deteriorated frames, failed seals (where visible)
- Poor ventilation provision linked to condensation risk
Grounds and external features
RICS includes inspection of boundary walls/fences and outbuildings and requires the surveyor to walk around the grounds where access can be obtained.
This means defects are often found in:
- patios, steps, paths and driveways (movement/trip risks)
- garden walls/retaining walls (cracking, leaning, instability indicators)
- drainage-related risks that are apparent from falls, gullies, and saturation
2) How defects are presented in the report (so you can prioritise them)
A Level 2 report doesn’t just list defects — it helps you understand how serious they are and what to do next.
RICS explains that the report:
- focuses on matters that may affect the property’s value if not addressed,
- describes the condition of the elements, and
- assesses the relative importance of defects/problems.
Condition ratings (the “traffic light” style system)
RICS Level 2 uses condition ratings including:
- Condition rating 3: serious and/or needs urgent repair, replacement or investigation (risk of safety issues or severe long-term damage)
- Condition rating 2: needs repair/replacement but not urgent/serious
- Condition rating 1: no repair currently needed
- NI: not inspected
This is useful because it turns a long report into an action list.
3) What it won’t find (and why)
A Level 2 Survey is non-intrusive. RICS is explicit that the surveyor does not force or open up the fabric of the building—no lifting fitted carpets/floorboards, moving heavy furniture, removing stored items, removing secured panels/hatches, or undoing electrical fittings.
That means certain defects can remain hidden, for example:
- concealed leaks within walls/ceilings
- defects under floors or behind linings
- hidden timber decay
- issues inside flues/chimneys/boilers
- drainage defects inside below-ground runs
Services are mostly visual-only
RICS notes that services are generally hidden, so only visible parts can be inspected and no specialist tests are carried out; the visual inspection can’t assess safety/efficiency/compliance in the way a specialist test would.
4) The “good news”: it should flag where further investigations are needed
A Level 2 Survey is designed to be clear about uncertainty. RICS states that where the surveyor can’t reach a conclusion with reasonable confidence, they should recommend further investigation.
And RICS also explains that further investigations are recommended where:
- a hidden part is a concern,
- only part of a defect could be seen, or
- the surveyor lacks specialist knowledge for that element—and that proper investigation may require disturbing parts of the home.
So even where a Level 2 can’t “see” the full issue, it should still protect you by identifying the risk and pointing you to the next step before you commit.
5) How to get the best defect-spotting value from a Level 2 Survey
You can improve the usefulness of the inspection by ensuring:
- loft hatch is accessible and unlocked (where possible)
- keys are available for windows/garages/outbuildings
- obvious access points aren’t blocked by stored items
- you tell the surveyor your specific worries (RICS explicitly encourages you to share concerns before inspection).
And if the property is older, altered, unusual construction, or visibly tired, consider whether a Level 3 Survey is more appropriate for the risk profile.
Need advice on the right survey for your property?
Email mail@howorth.uk or call 07794 400 212 and tell us the property type, age, and any concerns you’ve spotted—we’ll advise whether a Level 2 Survey is sufficient and what it’s most likely to reveal.