A good Level 2 Survey (often the RICS Home Survey – Level 2) isn’t just a box-ticking report with a few generic comments. A good one is clear, evidence-led, property-specific, and genuinely useful for decision-making—helping you understand what you’re buying, what needs doing, and what to do next before you become legally committed.
Below are the qualities that set a strong Level 2 Survey apart, plus what you should look for when you receive the report.
1) It’s written for your property — not a template with the address changed
Most Level 2 reports follow a standard format, but the best surveyors avoid “generic copy”. A good report:
- describes the property’s construction accurately (age band, wall/roof type, construction form)
- highlights how those construction details affect risk (e.g., maintenance expectations, common defects)
- focuses on the issues that matter for that property, in that location, on that day
If every section reads like it could apply to any house, it’s unlikely to be a high-quality survey.
2) It has a strong inspection and makes limitations obvious
A good Level 2 Survey is a thorough visual inspection, but it remains non-intrusive. The best reports make it very clear:
- what was inspected and how (e.g., loft access achieved, roof viewed from ground and upper windows)
- what couldn’t be inspected (locked rooms, blocked loft hatch, inaccessible flat roof, heavy storage)
- what that limitation means (e.g., “risk cannot be ruled out; further checks recommended”)
A survey is only as useful as its transparency about what wasn’t possible.
3) It identifies defects clearly and explains why they matter
A common weakness in poor surveys is vague language:
- “some dampness noted”
- “cracking observed”
- “roof requires attention”
A good Level 2 Survey is more specific, describing:
- location (where exactly the issue is)
- extent (how widespread it is)
- severity (is it minor, moderate, serious?)
- implications (what happens if you leave it)
- likely causes (where visible evidence supports it)
You don’t need a report full of scary wording—you need one that turns observations into practical understanding.
4) It prioritises properly using condition ratings (and uses them sensibly)
Level 2 reports typically use a condition rating system (often 1 / 2 / 3 and NI). A good report:
- uses ratings consistently
- explains what each rating means in real-life terms
- avoids overrating everything as “2” out of caution
- clearly distinguishes between:
- urgent/serious issues,
- routine repairs and maintenance,
- and items that are simply “not inspected”
The goal is that you can read the report and quickly understand what needs attention first.
5) It highlights “value-impacting” issues and gives you negotiation leverage
One of the big advantages of a good Level 2 Survey is that it identifies issues likely to affect value if not addressed.
A strong report:
- flags issues that are expensive or disruptive (roof repairs, damp remediation, movement investigation, unsafe alterations)
- explains why they matter financially
- gives you a clear basis for follow-up quotes or further investigations before exchange
This turns the survey into a tool you can act on—rather than a document you read and forget.
6) It recommends further investigations only when justified (not as a default)
Some reports protect the surveyor by recommending “get a specialist” for everything, which can be frustrating and costly for buyers.
A good Level 2 Survey recommends further investigations when:
- a risk is identified but can’t be confirmed visually,
- the defect might be serious,
- or specialist testing is genuinely needed (electrics, gas, drains, structural engineer)
Crucially, it explains why the extra check is recommended and what it is likely to achieve.
7) It’s practical: repairs, maintenance, and ownership advice
A Level 2 Survey should help you plan, not just worry. A good report provides:
- sensible maintenance guidance (gutters, ventilation, pointing, roof checks)
- realistic commentary on how the property should be looked after
- practical warnings about common pitfalls (bridged damp proof courses, poor extraction, blocked air bricks, etc.)
This is especially valuable for first-time buyers or anyone moving into a different property type (e.g., older housing stock).
8) It addresses damp and condensation properly (not just a meter reading)
A good surveyor treats damp as a building-performance issue, not just numbers.
A strong report will:
- describe visible symptoms (staining, mould, salts, defective finishes)
- reference likely external contributors (rainwater goods, ground levels, pointing)
- comment on ventilation and heating patterns where relevant
- use moisture meter readings as part of the picture—not the whole story
- recommend proportionate next steps
9) It considers movement risk sensibly and avoids unhelpful alarmism
Movement is one of the biggest sources of buyer anxiety. A good Level 2 Survey:
- describes cracking patterns clearly and where they occur
- distinguishes between “historic/settled” indicators and potentially active movement
- flags when monitoring or structural advice is genuinely needed
- avoids dramatic language unless the evidence supports it
It should leave you informed, not panicked.
10) It is well-presented and easy to use
The best reports are readable and structured:
- clear summary at the front
- logical headings and consistent layout
- photographs where helpful (not always required, but often very useful)
- plain-English explanations of technical issues
- clear next steps and priorities
A report that’s hard to navigate is less likely to be acted upon, which defeats the point.
Questions to ask when choosing a surveyor (and before you book)
If you want to maximise the quality of your Level 2 Survey, ask:
- “Is this the RICS Home Survey – Level 2 format?”
- “Will the report include a valuation (if I want one)?”
- “Who will carry out the inspection and sign the report?”
- “How quickly will I receive the report after inspection?”
- “Can I speak to the surveyor after I receive it to discuss findings?”
A good firm won’t be defensive—they’ll welcome informed clients.
In summary: the hallmark of a good Level 2 Survey
A good Level 2 Survey is:
- property-specific (not generic)
- clear about limitations
- specific about defects and why they matter
- properly prioritised
- practical and actionable
- balanced (neither alarmist nor dismissive)
It should help you make a confident decision and plan your next steps intelligently.
Want a Level 2 Survey that’s clear, practical and genuinely useful?
Email mail@howorth.uk or call 07794 400 212. Tell us what type of property you’re buying and any concerns you have (damp, cracking, roof condition, alterations), and we’ll advise on the most suitable survey level and what you should expect from a high-quality Level 2 report.