A Level 2 Survey (often the RICS Home Survey – Level 2) is a more extensive visual inspection of the property’s main elements, designed to help you understand condition, spot significant defects, and decide what further advice you should take before you commit to purchase.
It’s thorough, but it’s also non-intrusive—so it covers a lot of ground without “opening up” the building.
Below is what your surveyor will typically look at, step-by-step.
1) Before the inspection: what the surveyor checks first
A good Level 2 Survey doesn’t start at the front door. RICS notes the surveyor also carries out a desk-top study and makes oral enquiries about matters affecting the property.
This can include:
- considering the location and any obvious environmental influences (e.g., nearby trees, slopes, local ground conditions—where relevant)
- asking the agent/vendor about things like recent works, extensions, guarantees, known defects, or previous insurance claims (if disclosed)
- clarifying access arrangements (lofts, outbuildings, meters)
This stage helps the surveyor tailor the inspection to likely risk areas.
2) The core inspection: inside the main building
RICS states the surveyor inspects the inside of the main building and records the construction and significant visible defects.
Inside, the surveyor will typically look at:
Walls, ceilings and partitions
- cracks, distortion, or signs of movement
- damp staining, mould growth, blistering finishes
- signs of leaks (from bathrooms/roof/plumbing where visible)
Floors and stairs
- general condition and signs of unevenness or excessive “bounce” (without lifting coverings)
- signs of damp-related deterioration at low level (especially around external walls)
Joinery and finishes
- doors sticking or not aligning (can be a movement clue)
- window condition (where accessible)
- visible signs of rot or persistent condensation issues
Kitchens and bathrooms (high-risk areas)
- visible plumbing leaks/staining
- ventilation and condensation risk indicators
- condition around shower enclosures, seals, and wet areas
3) Roof space (loft): if it’s safe and accessible
If it is safe and reasonable, RICS states the surveyor will enter the roof space and visually inspect the roof structure, paying attention to areas vulnerable to deterioration or damage—while not moving or lifting insulation or stored items.
In the loft, they’re commonly looking for:
- roof structure condition (timbers, bracing, signs of distortion)
- signs of water ingress or historic leaks
- ventilation problems (condensation risk)
- insulation type and general adequacy (visually, without lifting)
4) Services: what’s looked at, and what isn’t
A Level 2 Survey includes a visual inspection of visible parts of services, but RICS is clear: services are often hidden, so only visible parts can be inspected and the surveyor does not carry out specialist tests.
That means your surveyor may comment on visible aspects of:
- electrical installation (e.g., consumer unit type, visible wiring condition)
- heating/hot water system (visible components, age indicators, basic observations)
- plumbing (visible pipework, leaks/staining)
- drainage (visible elements only)
But they cannot confirm:
- safety or efficiency of electrics/gas/other energy sources
- whether plumbing/heating/drainage meet current regulations
- internal condition of chimneys/boilers/flues
If anything looks concerning, the report should recommend an appropriate specialist check (EICR, Gas Safe, drains CCTV, etc.).
5) Outside the property: what they inspect externally
RICS states the surveyor inspects the outside of the main building and all permanent outbuildings, and the inspection is intended to cover as much as is physically accessible.
Externally, surveyors typically focus on:
Roof coverings and high-level elements (as visible)
- slipped/missing tiles or slates
- flashings, abutments, junctions
- chimneys (stability, pointing, flashings)
- signs of sagging or uneven roof lines
RICS notes the surveyor may use equipment such as binoculars and a torch, and may use a ladder for flat roofs and for hatches no more than 3m above ground/floor level, where safe.
External walls and openings
- brickwork/render condition, pointing, cracking
- signs of damp penetration and bridging at low level
- windows/doors externally (condition, sealing, obvious defects)
- rainwater goods (gutters/downpipes) and signs of overflow staining
Boundaries, outbuildings and shared/common areas
RICS specifically states the surveyor inspects the condition of boundary walls, fences, permanent outbuildings and areas in common use, walking around the grounds and neighbouring public property where access can be obtained.
If access is restricted (for example, heavy planting), the surveyor should report the limitation and advise on any underlying risks that may require further investigation.
6) If you’re buying a flat: what’s different?
Flats have specific scope limits. RICS states that when inspecting flats, the surveyor assesses:
- the general condition of the outside surfaces of the building
- access areas (e.g., shared hallways and staircases leading directly to the flat)
- roof spaces only if accessible from within and owned by the flat
And they do not inspect:
- drains, lifts, fire alarms, or security systems
RICS also states external wall systems are not inspected; if the surveyor has concerns, further investigation should be recommended before you make a legal commitment to purchase.
7) What the surveyor will not do (key limitations)
This is where expectations matter most.
RICS is explicit that the surveyor does not force or open up the fabric of the building. This includes:
- lifting fitted carpets/floor coverings/floorboards
- moving heavy furniture
- removing contents of cupboards/roof spaces
- removing secured panels/hatches
- undoing electrical fittings
So a Level 2 Survey is excellent for visible defects and risk indicators, but it cannot confirm issues that are concealed behind finishes or within the structure/services.
8) How your surveyor presents what they found
A good Level 2 report doesn’t just describe defects—it helps you act.
RICS explains the report:
- objectively describes the condition and the relative importance of defects
- includes advice about repairs/maintenance (but not detailed repair specifications)
- recommends further investigation where the surveyor can’t reach a conclusion with reasonable confidence
It also uses condition ratings (including “NI” for not inspected) and flags documents you may want before exchange.
And while surveyors are not legal advisers, the report may highlight issues your conveyancer should investigate further.
9) How to help your surveyor cover more on the day
If you want the best, least “NI-heavy” report:
- make sure the loft hatch is accessible
- ensure keys are available for windows, garages, outbuildings
- keep meter cupboards and service areas accessible
- if possible, reduce heavy storage blocking walls/loft access
- tell the surveyor your specific concerns (damp smell, cracking, roof worries)
Small access improvements can materially increase what the surveyor can reasonably inspect.
Want help choosing the right survey level—or getting the most from your Level 2?
Email mail@howorth.uk or call 07794 400 212. Tell us the property type/age and any concerns you’ve spotted, and we’ll guide you on whether Level 2 is the right fit and how to prepare for the inspection.