It’s very common for a surveyor to be unable to inspect something during a Level 2 or Level 3 Survey—lofts packed with storage, flat roofs with no safe access, drains with sealed covers, locked outbuildings, or rooms full of furniture.
When that happens, it doesn’t mean the survey is “wasted”. But it does mean the report will contain a clear limitation, and you may need to take extra steps to make sure you’re not buying into an avoidable unknown.
At a high level, both Level 2 and Level 3 inspections are intended to cover as much of the property as is physically accessible, and where access isn’t possible the surveyor should explain the limitation in the report.
Why surveyors sometimes can’t inspect areas
Surveyors are required to work safely and without causing damage. In practice, access restrictions usually fall into a few categories:
1) Safety and height limitations
Some areas can’t be inspected closely without specialist access equipment, or because it would be unsafe to attempt:
- steep or fragile roofs
- high-level flat roofs
- unsafe ladders or unstable loft hatches
- confined spaces, weak floors, or poorly lit voids
Even in a Level 3, the surveyor won’t take risks that could cause injury or damage.
2) Lack of permission, keys, or access
Access can be blocked by:
- locked garages/outbuildings
- no key to the loft hatch or roof space access point
- restricted access to communal areas in flats
- no permission to open windows in certain rooms (especially if there are safety issues)
Where inspection is restricted, the client should be informed.
3) Obstructions and stored contents
Surveyors typically won’t:
- move heavy furniture
- remove stored items
- lift fitted carpets/floor coverings or floorboards
- remove secured panels/hatches or undo electrical fittings
So if the area is hidden behind storage or fixed finishes, it may be classed as not inspected.
4) The area is “concealed” by design
Some defects sit in places no survey can see without opening up the building:
- hidden timbers behind finishes
- concealed drainage runs
- cavity wall ties
- inaccessible subfloor voids
Level 3 is more thorough and does include inspection of concealed areas that are normally opened/used by occupants if it’s safe to do so (such as roof spaces, basements, cellars).
But if those areas aren’t accessible or safe, the limitation remains.
What the surveyor will do if they can’t inspect something
1) Record the limitation clearly in the report
A Level 3 service description is explicit: if the inspection can’t cover everything physically accessible, the report will explain this in a “Limitations on the inspection” section/box.
Level 2 reports also state that the surveyor will note where they could not check parts that would normally be inspected.
This is important because it tells you exactly what is still unknown.
2) Explain why it wasn’t inspected
A good report will say why—for example:
- “loft hatch inaccessible due to stored items”
- “no safe means of access”
- “inspection chamber cover could not be lifted safely”
- “locked outbuilding”
This isn’t just admin. The reason helps you decide whether the limitation is easy to fix (keys/storage) or inherently difficult (height/safety).
3) Flag the risk of what might be hidden
Surveyors can’t guess what’s behind an inaccessible area, but they can do something very useful: explain the type of issues commonly found there and the consequences if problems exist.
Example:
- If the loft couldn’t be accessed, the survey may explain that defects such as leaks, condensation, timber deterioration, or alterations may not be verifiable.
- If a drain chamber couldn’t be lifted, the survey may note that defects can’t be ruled out and recommend a CCTV survey if there are clues of poor drainage.
In Level 2 wording, the report explains that if the surveyor is concerned about parts they couldn’t inspect, they will tell you what further investigations are needed.
4) Recommend further investigation (only where justified)
This is the “so what?” part. The report will usually do one of the following:
- No further action if the limitation is minor and no other warning signs exist.
- Re-inspection if access can be provided (e.g., clear the loft and re-visit).
- Specialist checks if risk is higher or evidence suggests a problem.
Common follow-ups include:
- roofer inspection with proper safe access (scaffold/cherry picker)
- CCTV drainage survey
- electrical inspection (EICR)
- damp/timber specialist assessment
- structural engineer review if movement risk is suspected
Does this affect condition ratings and the overall opinion?
It often can.
If a key area can’t be inspected, the surveyor may:
- give a cautious rating to the relevant element, or
- clearly state that a conclusion can’t be reached with confidence (and recommend investigation)
This is particularly important where the inaccessible area is a high-risk zone, such as:
- roof coverings / roof structure
- chimney stacks / flashings
- subfloor voids in older timber-floor houses
- drainage and rainwater discharge
- hidden areas around extensions/alterations
A limitation in one of these areas can shift the property’s “risk profile” even if everything else looks acceptable.
What you should do as the buyer (or owner) when an area wasn’t inspected
Step 1: Decide whether the limitation matters
Ask yourself:
- Is this area a major cost risk if defective? (roof, drains, structure, damp pathways)
- Is it likely to hide problems based on the property type/age?
- Is the limitation easy to resolve?
Step 2: Try to remove the limitation (often easier than people think)
Before you exchange, you can often arrange:
- keys to garages/outbuildings
- loft hatch access and clearance
- moving stored items away from inspection points
- access to communal areas for flats
If access is improved, a re-visit can convert an “unknown” into a known.
Step 3: Do the recommended investigations before exchange
If the report recommends further investigation and the potential cost could be material, it’s usually sensible to do it before you commit.
This is especially true if the limitation relates to:
- suspected water ingress
- movement or structural distortion
- damp with unclear cause
- drainage performance concerns
Step 4: Use the limitation responsibly in negotiation
If you can’t get access or the seller refuses, you may have to:
- negotiate to reflect uncertainty, or
- accept the risk knowingly, or
- walk away if the unknown is too big for your budget/tolerance
How to reduce the chances of access problems (quick checklist)
Before the inspection, ask the agent/seller to ensure:
- Loft hatch is accessible and safe to reach
- Keys available for garages/outbuildings/meter cupboards
- Drain chambers aren’t sealed/blocked where possible
- Communal access arranged for flats
- Heavy storage moved away from key inspection points
- Pets secured so the surveyor can move room to room
This doesn’t just help the surveyor—it helps you get a clearer, more decisive report.
The takeaway
When a surveyor can’t inspect an area on a Level 2 or Level 3 Survey, they should record the limitation, explain why it occurred, and—if it matters—recommend further investigations.
The best approach is to treat limitations as prompts for action: either remove the access barrier, investigate properly, or factor the uncertainty into your decision.
Want help interpreting a limitation in your survey report?
Email mail@howorth.uk or call 07794 400 212. If you tell us which area couldn’t be inspected (e.g., loft, roof, drains, subfloor, outbuilding) and what the report says, we’ll explain what it could mean in practical terms and what next step is most sensible before you commit.