LEVEL 2 HOME SURVEY
A Level 2 Home Survey is a clear and cost-effective survey designed for conventional properties that are in reasonable condition. It is suitable for most modern houses, flats, and bungalows built using common construction methods and provides an overview of the property’s condition before you commit to a purchase.
Carried out in accordance with the Royal Institution of Chartered Surveyors Home Survey Standard, the survey focuses on identifying significant defects, urgent issues, and matters that may affect the property’s value or require future attention. The inspection is less extensive than a Level 3 Survey but still provides valuable insight into the overall condition of the property and highlights areas that may need repair, maintenance, or further investigation.
Our reports are concise, practical, and easy to understand, helping you make informed decisions with greater confidence. Each report includes clear explanations, photographs, and colour-coded condition ratings so you can quickly identify important issues and understand their implications.
Where safe and legally permitted, inspections may utilise specialised equipment, such as drones and ladders, to thoroughly assess hard-to-reach areas. This approach provides a comprehensive evaluation, giving you the clarity and confidence needed to make well-informed property decisions with peace of mind.
The table below provides a visual comparison of the different inspection levels, helping you identify key differences between the survey types.
SURVEY COMPARISON TABLE | LEVEL 2 | LEVEL 3 |
|---|---|---|
INSPECTION: | ||
Comprehensive pre-inspection research of environmental data and other matters to assess risks, structural history, and legal constraints | ✔ | ✔ |
Full and thorough non-invasive inspection of all accessible parts of the property | ✔ | ✔ |
Provision of appropriate tools and equipment that will enable thorough inspection (includes damp meter, binoculars, ladder, and drone technology where safe and legally permitted) | ✔ | ✔ |
Assessment of visible drainage issues (no underground drain testing included) | ✔ | ✔ |
Inspection of permanent outbuildings and garages | ✔ | ✔ Detailed |
Assessment of structural movement/subsidence indicators | ✔ | ✔ Detailed |
Assessment of alterations/extensions | ✔ | ✔ Detailed |
Roof space/loft inspection (where accessible) | ✔ | ✔ Detailed |
REPORT: | ||
A summary of overall professional opinion in a brief, simple and clear format | ✔ | ✔ |
Informs you of the key environmental factors affecting the property | ✔ | ✔ |
Provides advice to your legal representative to action before your commitment to purchase | ✔ | ✔ |
Aims to identify any harmful materials and other risks to health and safety. E.g. suspected asbestos-containing materials, lead pipes, unsafe electrics, trip hazards, etc | ✔ | ✔ |
Aims to identify issues that require further investigation or specialist advice, where appropriate | ✔ | ✔ |
Aims to identify the construction and condition of the property on the date of inspection | ✔ Basic | ✔ Detailed |
Assigns clear traffic-light condition ratings to relevant report sections | ✔ | ✔ |
Aims to inform you of likely ongoing maintenance requirements | ✔ Basic | ✔ Detailed |
Includes site-specific photographs to help place identified issues into context | ✔ Basic | ✔ Detailed |
Aims to describe visible defects, suggests the most probable causes, explains the likely consequences if left unaddressed, and outlines possible remedial actions | ✔ Basic | ✔ Detailed |
Aims to identify elements that may result in more frequent and/or more costly maintenance and repairs than would normally be expected | ✔ Basic | ✔ Detailed |
Provides specific comments on energy efficiency | ✔ Basic | ✔ Detailed |
Buildings Insurance Reinstatement Cost Assessment (additional optional service) | ✔ Available | ✔ Available |
BEST SUITED FOR | ||
Modern/conventional property in reasonable condition | ✔ Ideal | ✔ Suitable |
Older property (Victorian/Edwardian or earlier) | ✔ Possible | ✔ Suitable |
Listed buildings or unusual construction | ✔ Not Ideal | ✔ Suitable |
Property needing renovation | ✔ Not Ideal | ✔ Suitable |
Heavily altered or extended homes | ✔ Not Ideal | ✔ Suitable |
Frequently Asked Questions
About Level 2 Home Survey
What is the difference between a Level 2 and Level 3 survey?
A Level 2 Home Survey is generally intended for conventional properties that are relatively straightforward in construction and in reasonable condition.
A Level 3 Building Survey is more detailed and is particularly appropriate for older, larger, altered, unusual or more complex properties. It provides greater consideration of the building's construction, materials, defects, deterioration, maintenance requirements and potential repair options.
For example, a Level 3 survey provides a more thorough inspection of accessible roof spaces, floors, grounds and other parts of the building. It also provides a more detailed explanation of defects and their likely implications.
If you are buying a Victorian house, period property, substantially extended property or a home with obvious defects or alterations, a Level 3 survey is often the more appropriate choice.
Is a Level 2 Home Survey right for my property?
A Level 2 Home Survey is generally suitable for conventional houses, flats and bungalows built with common building materials and in reasonable condition. It is particularly appropriate where the property is relatively straightforward in construction and has not been substantially altered or extended.
If you are buying a conventional property with no obvious signs of significant defects, a Level 2 survey can provide a detailed assessment of its condition, identify significant defects and highlight repairs and maintenance that may be required.
If the property is older, substantially altered, unusual in construction, in poor condition or has more complex defects, a Level 3 Building Survey may be more appropriate.
Is a Level 2 Home Survey suitable for a flat?
A Level 2 Home Survey can suit a conventional flat that is in reasonable condition and straightforward in construction.
The survey considers the condition of the accessible parts of the property and can identify significant defects, maintenance requirements and other matters that may affect your decision to purchase.
For flats, the inspection is generally focused on the individual dwelling and accessible areas rather than providing a detailed survey of the entire building or communal areas. Matters relating to the wider building, such as the roof, external walls, communal areas or building management, may require additional information from the managing agent, freeholder or other relevant parties.
Where a flat is within an older, substantially altered or unusual building, or where there are significant concerns about the condition of the wider structure, a Level 3 Building Survey may be more appropriate.
Is a Level 2 Home Survey suitable for a 1930s house?
A 1930s house can be suitable for a Level 2 Home Survey, particularly where it is of conventional construction, reasonably well maintained and has not undergone substantial alterations.
However, a property's age alone does not determine which survey level is appropriate. A 1930s house that has been extended, substantially altered, converted or poorly maintained may benefit from the more detailed inspection provided by a Level 3 Building Survey.
If there are visible signs of structural movement, damp, significant cracking, roof problems or other defects, a Level 3 survey may also be the better option.
Can I have a Level 2 Home Survey on a Victorian property?
Yes, but a Victorian property may be better suited to a Level 3 Building Survey depending on its construction, condition and alterations.
Victorian properties can contain traditional construction methods and materials, later alterations, extensions, bay windows, roof alterations, chimney structures and other features that may require more detailed consideration.
A straightforward Victorian property in reasonable condition may still be suitable for Level 2. However, where the property is altered, unusual, poorly maintained or showing signs of significant defects, a Level 3 Building Survey is generally more appropriate.
If you are buying a Victorian house in North West London, particularly one with extensions, loft conversions, altered openings or signs of movement or damp, it is worth considering whether the additional detail of a Level 3 survey would provide greater reassurance.
What's the difference between a Level 2 and Level 3 survey?
Both surveys assess the property's condition and identify significant defects, but a Level 3 Building Survey is considerably more detailed.
A Level 2 Home Survey is designed primarily for conventional properties in reasonable condition and provides information about defects, repairs and ongoing maintenance.
A Level 3 Building Survey provides a more extensive inspection and a more detailed assessment of the property's construction, materials, condition and defects. It is particularly suited to older, larger, unusual, altered or more complex properties.
In simple terms, Level 2 is generally appropriate for a conventional property; Level 3 is the more comprehensive choice for older, altered, unusual or more complex properties.
Does a Level 2 Home Survey identify structural movement?
Yes, a Level 2 Home Survey includes a visual inspection for significant defects and visible signs of structural movement.
The surveyor may identify concerns such as cracking, distortion, movement around openings or other visible indications that warrant further investigation. However, a Level 2 survey is not a structural engineer's report and cannot determine the precise cause of every instance of cracking or movement. Some movement may be historic, seasonal or related to other building defects.
Where significant structural movement is suspected, the report will explain the concern and may recommend further investigation by an appropriately qualified structural engineer or other specialist.
Does a Level 2 Home Survey check for damp?
The inspection considers visible signs of damp and moisture-related defects, and appropriate moisture readings where necessary.
The survey can identify evidence that may indicate issues such as penetrating damp, rising damp or condensation, where these can reasonably be identified during the inspection.
A Level 2 Home Survey is not a specialist damp and timber survey. Where the inspection indicates that specialist investigation is required, this will be highlighted in the report.
Does a Level 2 Home Survey inspect the roof?
Yes. The survey includes an inspection of the accessible and visible parts of the roof and roof space, subject to safe access and other limitations.
The surveyor considers the visible condition of roof coverings and associated elements and, where accessible, the roof structure and other features within the roof space.
The inspection is non-invasive. Roof coverings are not removed and concealed or inaccessible defects cannot be ruled out.
Where the roof is particularly complex, difficult to access or there are significant concerns, further investigation may be recommended.
Does a Level 2 Home Survey inspect extensions and alterations?
A Level 2 survey will consider visible extensions and alterations as part of the inspection, but the assessment is more limited than with a Level 3 Building Survey.
If a property has multiple extensions, significant alterations, loft conversions or other substantial modifications, a Level 3 survey may be more appropriate because it provides a more detailed assessment of the building's construction and condition.
Is a Level 2 Home Survey suitable for an older property?
It can be, depending on the property. Age alone does not automatically mean that a Level 3 survey is required. The property's construction, condition, alterations, size and complexity are all relevant.
A well-maintained older property of conventional construction may be suitable for Level 2. However, older properties with traditional construction, extensive alterations, significant defects or unusual features are often better suited to a Level 3 Building Survey.
What happens if the Level 2 survey identifies a serious defect?
If the survey identifies a significant defect, the report will explain the issue, its apparent significance and any further action that may be appropriate.
Depending on the nature of the defect, this could include obtaining a specialist report, seeking quotations for repair or carrying out further investigation before committing to the purchase.
The purpose of the survey is to give you clear information about the property's condition so that you can make an informed decision before proceeding.