Yes—a Level 2 Survey is often a good fit for flats, particularly if the flat is conventional in construction (standard materials) and appears to be in reasonable condition. RICS’ own consumer guidance explicitly includes flats within the typical “best suited” category for a Level 2 Survey.
That said, flats come with a few important practical limitations (mainly around communal areas, building services, and cladding/external wall systems). A Level 2 Survey can still be very useful—but you need to understand what it will and won’t cover so you’re not expecting it to answer questions that sit outside its scope.
Why Level 2 can work well for flats
A Level 2 Survey is designed to give a professional, objective report on the condition of the main elements of a property, based on a more extensive visual inspection of the building, its services, and the grounds.
For many flat purchases, that’s exactly what buyers need: an independent view of condition, defects, and risks before you commit.
What a Level 2 Survey actually covers for flats
RICS sets out specific guidance for flats. In a Level 2 Survey, the surveyor typically:
1) Inspects the flat itself (internals)
You should expect a thorough visual inspection of the flat’s accessible areas, looking for things like:
- damp indicators and condensation risk
- cracking/movement signs
- wear and deterioration to walls, ceilings and floors
- windows/doors condition (where accessible)
- general maintenance issues
2) Looks at the building externally—at a general level
For flats, RICS explains the surveyor assesses the general condition of the outside surfaces of the building.
So you normally get comments on visible defects to the block (where the surveyor can see them), but not a fully detailed, high-access façade inspection.
3) Reviews access/communal areas that lead to the flat
RICS also says the surveyor assesses access areas, such as shared hallways and staircases that lead directly to the flat.
This is valuable because poor communal maintenance (leaks, staining, cracking, defective fire doors) can indicate wider management issues and future costs.
4) Checks roof spaces only in a specific scenario
Roof spaces are only included if they are:
- accessible from within, and
- owned by the subject flat.
In many blocks, lofts/roof voids are communal or inaccessible, so the report will often include a limitation here.
5) Services are largely “visual-only”
RICS is clear that services are generally hidden, so the surveyor inspects only visible parts and does not carry out specialist tests.
That’s normal for Level 2 and one reason surveyors may recommend separate electrical, gas, or drainage checks if anything looks concerning.
The key limitations for flats (this is the part buyers often miss)
Flats are different to houses because major risks and costs often sit in communal systems and the wider building, not just inside the flat. RICS highlights several specific exclusions for flats:
1) Communal systems are not inspected
RICS states the surveyor does not inspect:
- drains
- lifts
- fire alarms
- security systems
These items can be significant cost drivers via service charge and major works. A Level 2 Survey may still flag visible concerns (or absence of information), but it won’t be a full assessment of these systems.
2) External wall systems (e.g., cladding) are not inspected
RICS also states: “External wall systems are not inspected.”
If the surveyor has concerns, they should recommend further investigation before you make a legal commitment to purchase.
This is particularly relevant for modern blocks or buildings with any form of cladding/insulated façade system—because the “real answers” often sit in building documents and specialist assessments rather than a visual survey from the ground.
3) A survey is not a substitute for leasehold legal enquiries
A Level 2 Survey isn’t designed to review the lease, service charge accounts, reserve funds, planned major works, or management performance. Those are primarily handled through your solicitor and the managing agent’s information pack.
A good Level 2 will help by flagging risks that should trigger stronger enquiries—but it doesn’t replace them.
When Level 2 is a good choice for a flat
A Level 2 Survey is usually a sensible option if the flat is:
- of standard construction and in reasonable condition
- not obviously run-down
- not heavily altered internally
- not part of a complex/experimental building type
- not showing strong warning signs (major cracking, widespread damp, roof failure symptoms, etc.)
When you should consider Level 3 instead
RICS’ own guidance suggests Level 3 is better suited where the property is large, older or run-down, unusual or altered, or where you’re planning major works.
For flats, that often means:
- older conversions (Victorian/Edwardian conversions can hide complexities)
- listed buildings
- unusual construction (e.g., non-traditional systems)
- visible movement or extensive cracking
- damp issues that look more than superficial condensation
- extensive alterations (opened-up layouts, removed chimney breasts, etc.)
How to get the best value from a Level 2 Survey on a flat
A few practical tips that make a big difference:
- Tell the surveyor your concerns up front (damp smells, cracking, noise, previous leaks).
- Ensure access is possible to communal areas where relevant (or ask the agent/management if access is restricted).
- If the building is modern or has cladding, be ready for the surveyor to recommend document checks/further investigation for external wall systems.
- Treat the survey and solicitor’s enquiries as a combined “risk picture”: the survey covers physical condition; your solicitor covers lease/service charge/major works and compliance.
Bottom line
A Level 2 Survey can be an excellent choice for flats—and it’s specifically recognised by RICS as suitable for conventional flats in reasonable condition.
Just be aware of the flat-specific limits: communal systems and external wall systems are not fully assessed, so you may need additional enquiries or specialist input depending on the building.
Want advice on whether Level 2 is right for your flat?
Email mail@howorth.uk or call 07794 400 212 with the flat’s age, building type (conversion vs purpose-built), and anything you’ve noticed (damp, cracking, cladding), and we’ll advise on the most suitable survey approach.