Level 2 Survey Example: What the Report Contains

If you are looking for a filled-in Level 2 survey to read before commissioning one, the same thing is true here as at Level 3: RICS publishes sample Level 2 reports, and they are blank.

There are two of them, and both are pro-formas. Section C prints its field labels — type of property, approximate year built, approximate year extended — with nothing after them. The accommodation grid has no entries. Every element heading appears with no text beneath. The condition rating tables print their column headers and no rows. In the valuation version, the market value line reads “In my opinion the market value on” followed by a blank.

So what can be set out accurately is the structure a Level 2 report follows and the content the standard requires — which is most of what people actually want.

There are two Level 2 reports, and they are lettered differently

This trips people up when comparing quotes or following a section reference.

RICS Home Survey – Level 2 (survey only) runs to thirteen sections:

RICS Home Survey – Level 2 (survey and valuation) runs to fourteen. A new J, Property valuation, is inserted after Risks, and everything from the declaration onwards shifts down a letter — the declaration becomes K, what to do now becomes L, and so on.

If someone refers you to “section J”, establish which report they mean. In one it is the surveyor’s declaration; in the other it is the valuation.

The element-by-element assessment sits in D, E, F and G in both. Outside covers chimney stacks, roof coverings, rainwater pipes and gutters, main walls, windows, outside doors, conservatories and porches, and other joinery. Inside covers roof structure, ceilings, walls and partitions, floors, fireplaces and flues, built-in fittings, woodwork and bathroom fittings. Services covers electricity, gas or oil, water, heating, water heating, drainage and common services. Grounds covers the garage, permanent outbuildings and other structures.

Condition ratings 1, 2, 3 and NI appear against each element, exactly as at Level 3. As at Level 3, those ratings come from the report template rather than from the standard — the standard permits a member’s own prioritisation method provided it is clearly defined for the client.

What the standard requires a Level 2 report to say

Section 4.3.2 of the Home survey standard sets out what a Level 2 report adds beyond Level 1:

• it should include comments where the design or materials used in the construction of a building element may result in more frequent and/or more costly maintenance and repairs than would normally be expected
• the likely remedial work should be broadly outlined and what needs to be done by whom and by when should be identified
• concise explanations of the implications of not addressing the identified problems should be given and
• cross-references to the RICS member’s overall assessment should be included.

It also requires the report to make clear that you should obtain any further advice and quotations the surveyor recommends before you enter into a legal commitment.

The single cleanest difference from Level 1 is in the standard’s own summary of the service: a Level 1 report “does not include advice on repairs or ongoing maintenance”, while Level 2 “does include advice about repairs and any ongoing maintenance issues”.

On risks, section 4.5 provides that a Level 2 report “will identify and list the risks and explain the nature of these problems”. Level 1 lists them without explanation; Level 3 additionally explains how you might resolve or reduce the risk.

On energy, the surveyor should check “for any obvious discrepancies between the EPC and the subject property” and explain the implications.

What the surveyor does and does not do

This is where a Level 2 sits between the other two levels, and the detail matters more than the summary.

Roof space — the surveyor enters where it is safe and reasonable. At Level 2, in addition to Level 1, the member enters the roof space and visually inspects the roof structure, with attention to parts vulnerable to deterioration and damage, where access and safety allow and the access is no more than three metres above floor level. At Level 1 they look from the hatch.

A common misunderstanding: entering the roof space is not the Level 2 to Level 3 difference — both enter within the stated limits. What Level 3 adds is lifting small corners of insulation where considered safe to identify its thickness and type, and repositioning a small number of lightweight possessions with permission and where safe.

Floors — a look, but no entry underneath. At Level 2, where floors have unfixed access hatches, panels or floorboards, the surveyor inspects subfloor areas by an inverted “head and shoulders” inspection where appropriate and safe. But the standard is explicit: “RICS members will not enter the subfloor area.” At Level 3 they do, if it is safe.

Because Level 2 is written as an addition to Level 1, the Level 1 limits carry forward. At Level 2 the surveyor still will not lift carpets, floor coverings or floorboards, and will not move furniture.

Drains — accessible covers are lifted where it is safe and causes no damage. At Level 2 the surveyor visually inspects accessible drain or septic-tank chambers on that basis. At Level 1 covers are not lifted, and inspection-chamber covers in common areas of flats are not lifted at any level. At Level 3 accessible covers are lifted on the same qualified basis and, where appropriate and practical, the drains are observed in normal operation, which usually includes running taps and flushing toilets. That observation may be restricted where a property is empty and drained down. Level 2 looks into qualifying chambers; Level 3 may also observe normal operation.

Services — seen, never tested. At Level 2 the surveyor “will visually inspect all parts of the different service systems that can be seen within the normal course of the inspection”, against a sample at Level 1.

No level tests the services. The standard states across all levels that the surveyor “does not perform or comment on design calculations or test the service installations or appliances in any way”. Level 3 observes them operating; that is not the same as testing.

Windows — a sample where possible, safe and permitted. At Level 2 the surveyor opens one on each elevation and one of each different type where there is a variety, subject to those limits and available keys. At Level 1 it is one per elevation; at Level 3 they attempt to open all windows where possible.

The consumer-facing description puts the general limit plainly: the surveyor does not force or open up the fabric of the building, which includes taking up fitted carpets or floorboards, moving heavy furniture, emptying cupboards or roof spaces, removing secured panels or hatches, or undoing electrical fittings.

This report-anatomy guide does not replace an action list

This page owns the report anatomy and inspection limits. The Level 2 house survey checklist sets out what to confirm before inspection and how to turn ratings, NI entries, limitations, risks and further-investigation recommendations into questions and actions. It is a preparation and reading aid, not a universal promise about what every property inspection covers.

When a Level 2 is the wrong report to be reading

If the property is complex, unique, older historic or neglected, the standard warns that a Level 2 can result in numerous referrals for further investigations, an outcome clients may find disappointing. It is unlikely to suit extensively extended and altered buildings, unique or older historic properties, or properties in neglected condition.

The one construction-date example is carefully hedged: a Level 2 report on homes with traditional timber frames or those built “much before 1850” is “likely to be inconclusive”. That is a statement about suitability rather than a rule. RICS says suitability depends on both the member’s proven competence and knowledge and the nature of the building.

Reading a real one before you commission

Since the RICS samples are blank, the practical route is to ask a surveyor for a redacted example of their own work. RICS’s consumer guidance suggests the same: as you shop around, ask to see copies of their reports so you can judge the content and how readable it is.

The Level 2 survey guide explains what the service covers, the Level 2 survey cost guide covers what affects a quote, and the Level 3 survey example guide sets out the more detailed report. Other guides are listed in the guides index.

Current service: you can submit and verify a request for administrator review. Invitations, quote comparison and introductions are not currently available. A request does not guarantee a quote or local availability.

If you are ready for quotes, you can post your survey job — free. An administrator manually reviews each complete request and could invite participating surveyors whose stated service coverage and profile fit the brief, when the comparison service is available and suitable surveyors participate. Submission does not guarantee an invitation, quote or introduction.

A note on sources

The report structure and scope were checked against the RICS Home survey standard, first edition, and the Level 2 report templates and service descriptions linked from RICS Home Surveys. The observation that the published sample reports are blank comes from reading them. RICS has a second edition of the standard under review; this guide describes the first edition, which RICS states remains in use.