Not always. A Level 2 Survey is designed to cover the main elements of the property through a more extensive visual inspection, but it only goes as far as areas are physically accessible and safe to inspect on the day. RICS is clear that the inspection is intended to cover as much of the property as is physically accessible and that any shortfalls should be recorded as limitations in the report.
So the best way to think about it is:
- It covers a lot—inside, outside, outbuildings and the grounds.
- It does not cover everything, especially where access is restricted, unsafe, or would require “opening up” the building.
What a Level 2 Survey normally covers
1) The main building (inside and outside)
RICS states the surveyor inspects the inside and outside of the main building and records the construction and any significant visible defects.
In practical terms, this typically includes:
- roof coverings and visible roof elements (from ground level and safe viewpoints)
- chimneys, flashings, gutters and downpipes (as visible)
- external walls, openings, and visible joinery
- internal walls, ceilings, floors, stairs and joinery (as accessible)
- visible signs of damp, movement, timber deterioration, and poor workmanship
2) Permanent outbuildings and external features
A Level 2 Survey includes all permanent outbuildings and typically looks at boundary walls, fences and shared/common areas where access is possible.
3) The grounds
The surveyor usually walks around the grounds and reports restrictions (e.g., heavy planting preventing close inspection), including advice on any risks that may need follow-up.
4) The roof space (loft), where safe and accessible
If safe and reasonable, the surveyor will enter the roof space and visually inspect the structure, but without moving stored contents or lifting insulation.
Why it doesn’t cover “all areas” in reality
1) It’s non-intrusive (no opening up)
A Level 2 Survey is a visual inspection. RICS states the surveyor does not force or open up the fabric of the building, which includes not:
- lifting fitted carpets, floor coverings or floorboards
- moving heavy furniture
- removing stored items from cupboards/lofts
- removing secured panels/hatches
- undoing electrical fittings
What this means: defects hidden under floors, behind finishes, behind fitted units, or inside enclosed voids can’t be confirmed during a Level 2 inspection.
2) Access restrictions reduce coverage
Even a very diligent surveyor can only inspect what they can access safely. If rooms are locked, loft hatches are blocked, or external areas can’t be reached, the surveyor should record this as a limitation.
RICS also notes surveyors may inspect parts of the building from ground level or adjoining public property if required, meaning coverage can vary depending on site layout and conditions at the time.
3) High or unsafe areas may not be fully inspected
RICS notes the surveyor uses tools like binoculars and a torch, and will use a ladder for certain areas only where safe, including hatches/flat roofs within safe height limits.
If something is too high, too fragile, or unsafe to access, it’s likely to be inspected only from a distance and caveated accordingly.
4) Services are “visible only” and not tested
Services (electrics, gas, plumbing, heating and drainage) are often concealed. RICS explains that only visible parts can be inspected and the surveyor does not carry out specialist tests—so they cannot confirm efficiency, safety, regulatory compliance, or internal condition of certain components.
Flats: important extra limitations
For flats, RICS sets out specific boundaries. The surveyor assesses:
- the general condition of the outside surfaces of the building
- access areas such as shared halls and stairs leading directly to the flat
- roof spaces only if accessible from within and owned by the flat
And RICS states they do not inspect:
- drains, lifts, fire alarms and security systems
RICS also states external wall systems are not inspected, and if there are concerns further investigation should be recommended before you commit legally.
How the report tells you what wasn’t covered
A good Level 2 Survey doesn’t pretend everything was inspected. It should:
- state what couldn’t be inspected and why
- label items as NI (Not Inspected) where relevant
- recommend further investigation where the surveyor cannot reach a conclusion with reasonable confidence
How to maximise coverage on survey day
If you want the surveyor to cover as much as possible, it helps to ensure:
- loft hatch is accessible (where applicable)
- keys are available for garages/outbuildings and windows
- meter cupboards and service areas are accessible
- external areas aren’t blocked by stored items or overgrown vegetation
Even small access improvements can reduce “unknowns” in the final report.
Bottom line
A Level 2 Survey covers a lot of the property, but it does not guarantee inspection of every area—because it’s non-intrusive, and it depends on safe access and visibility at the time. The value comes from how clearly the report explains limitations and what further checks are sensible before you commit.
Want tailored advice for your property?
Email mail@howorth.uk or call 07794 400 212 and tell us whether you’re buying a house or flat, the approximate age, and any specific concerns (damp, cracking, roof condition). We’ll advise whether a Level 2 is sufficient and how to reduce the risk of “uninspected” areas.