A level 2 survey report sets out the visible condition of a property in plain English, and this guide from IQSURV, a RICS regulated firm, explains what it contains and how to read it.
How to read a level 2 survey report
Take time to read the whole report rather than only the summary, and note the items rated as needing attention. If anything is unclear, ask your surveyor to explain it before you make decisions about the purchase.
If you are buying a home, a RICS Level 2 Home Survey report is one of the key documents you may receive. It is written to be read by non-specialists, but it helps to know what to expect before it lands in your inbox. This guide explains what a Level 2 report typically includes and how its condition ratings work.
A report built around condition ratings
RICS Home Survey reports use a simple traffic-light style of rating to show the condition of the different parts of a property. Elements are generally rated as being in a condition that needs no repair, one that needs attention or defects that should be dealt with, or one that is serious or urgent. Not every element is rated, and the exact wording and format follow the standard layout used by the surveyor.
Property details and scope
The report usually begins with details of the property, the date of the inspection and what was and was not inspected. This section matters because it explains the limits of the survey. A surveyor normally inspects what is visible and accessible, and will not lift fitted floors or move heavy furniture, so some areas may be described as not inspected.
Outside and inside the building
The report generally covers the main parts of the building, including the roof, chimneys, gutters and rainwater pipes, main walls, windows and doors, and outside areas such as boundaries and outbuildings. Inside, it usually covers ceilings, walls, floors, fireplaces, joinery and the visible parts of services such as electricity, gas, water, heating and drainage.
Issues, risks and further advice
Beyond ratings, the report highlights issues that matter to a buyer, such as damp, movement, defects in older materials or signs of previous alterations. Where something needs a closer look, the surveyor may recommend further investigation by a specialist, for example a drainage, electrical or structural specialist. This is a normal part of a careful report, not necessarily a sign that a purchase should be abandoned.
Legal matters and the summary
Some reports include a section of points for your legal adviser to check, such as leasehold matters, the need for planning or building regulations documents, or rights of way. These are legal questions for your solicitor. The report usually ends with a summary of the main findings, which many readers find the quickest way into the detail.
Using the report
Read the whole report, not just the ratings. Think about which points affect safety, which affect cost and which are routine maintenance. You can discuss the findings with your solicitor and, where appropriate, use them to inform your conversation with the seller. Our guide on using a survey to negotiate the price explains how. If you would like to understand how a Level 3 Building Survey differs, our guide on choosing between a Level 2 and a Level 3 survey explains it.
Get in touch with IQSURV
IQSURV is a RICS regulated firm serving London, offering Level 2 Home Surveys, Level 3 Building Surveys and RICS valuations. If you are buying a home and would like to talk through which survey might suit you, call 020 3780 5386 or visit Unit 107, 401 Edgware Rd, London NW2 6GY. This article is general information, not legal or financial advice.
Next steps after reading about level 2 survey report
If this guide on level 2 survey report raises questions about your own property, you may find our guides on Level 2 or Level 3 survey guide and using a survey to negotiate the price useful. The Royal Institution of Chartered Surveyors sets professional standards for the industry, and you can read more on the RICS website. To discuss your situation, get in touch or request a quote through our home page, or call 020 3780 5386.