The RICS Home Survey Level 2 is a survey which you need to something you should arrange if you’re considering the purchase of a house, flat or bungalow which appears to be in reasonable condition and was constructed using common building materials after 1890.

A Level 2 survey will provide a range of information and advice pertaining to the construction and condition of the building and any repairs needed. In simple terms, a level 2 survey can be broken down into two parts:

• A visual inspection of the property
• A report produced on the basis of the inspection

The intention of a Level 2 survey is to provide anyone thinking of purchasing a property with professional advice which enables them to make an informed decision. With a Level 2 survey to refer to, you can take any repairs or replacements needed into account when reaching a decision and decide whether further advice is needed before committing to a purchase.

The Level 2 Survey Inspection

Our RICS qualified surveyor will approach the Level 2 Survey with a broad range of knowledge and expertise. This will encompass the various visible aspects of most buildings, such as:

• The roof
• The rainwater pipes & gutters
• The main walls
• The windows

The surveyor will also apply a wider understanding of the local area and the types of property found there.

The interior and exterior of the main building and permanent outbuildings will be subject to a physical inspection, with any parts of the property which are not physically accessible listed under a section of the report headed ‘Limitations on the inspection’. The intention is for the surveyor to be able to identify any significant visible defects, although it should be understood that they will not open up the fabric of the building for inspection, which means they will not do the following:

• Lift any floor coverings such as carpets, tiles or vinyl flooring
• Shift the contents of spaces such as cupboards
• Undo or dismantle any electrical fittings
• Shift heavy furniture to gain access to parts of the structure
• Lift any floorboards

The equipment used by the surveyor will include binoculars (for inspecting the fabric of the roof exterior), damp meters, ladders for reaching flat roofs no higher than 3 metres and a torch.

Where possible, the surveyor will inspect the roof space, checking for visual signs of deterioration and damage to the most vulnerable parts of the roof structure.

In terms of features outside the property, the surveyor will inspect:

• The grounds
• Permanent outbuildings
• Areas which are in common, shared use i.e Boundary walls, shared access, footpaths & drives

If access is restricted in any way it will be flagged up in the report, with advice provided if further inspection is felt to be needed.

Dangerous Materials, Contamination and Environmental Issues

The surveyor carrying out a Level 2 inspection won’t make any enquiries about contamination or other environmental dangers. If they suspect that a problem is present, however, they will recommend further investigation. The assumption made by an inspector will be that no harmful materials have been used in constructing the property, but if they suspect that hazardous materials have been used a report will be made and further instructions requested. Although the RICS qualified surveyor will not carry out an asbestos inspection, they will report on the suspected presence of asbestos if the inspection identifies any such possibility.

Flats

If the property in question is a flat then the surveyor will inspect the condition of the exterior surfaces, roof spaces and common areas such as hallways and staircases, as long as those common areas can be accessed from within and are owned by the flat in question. Parts of a flat not covered by the inspection include lifts, security systems, fire alarms and drains.

The Report

Following the inspection, the surveyor will produce a Level 2 house survey report. This report, although relatively concise, will objectively detail any defects or problems noted by the surveyor and how important they could turn out to be. It will also include advice about repairs which might be needed and questions of on-going maintenance.

If the surveyor feels they are unable to comment on any aspect of the property with full confidence they will recommend further investigation.

In order to make things as simple as possible the report will set out a rating for the property using the following system and colour codes:

• Condition Rating 1 – No repairs are currently needed, and standard maintenance required
• Condition Rating 2 – There are some defects which need to be repaired or replaced, but they are not serious or urgent. In the future standard maintenance will be required
• Condition Rating 3 – There are defects which are serious and/or need to be repaired, replaced or urgently investigated. Any failure to act on this could lead to serious safety issues or severe long term damage to the property. No legal commitment to purchase should be made before written quotations for repairs have been obtained.

Energy Performance Certificate

If the surveyor has seen the Energy Performance Certificate (EPC) it will be detailed in the report. The inspection will also include investigations into any discrepancies between the EPC and the property itself, with the implications of this discrepancy explained in the report.

Valuation

Having a valuation included as part of a Level 2 survey is optional. If you choose to have a valuation then the surveyor will include, as part of the report, an expert opinion of the market value of the property and the reinstatement cost of that property at the time of the inspection.

Market Value

The market value arrived at by a surveyor represents their estimation of the amount the property would receive if sold on the date of the valuation to a willing buyer, with neither the buyer nor seller under any compulsion or duress to go through with the transaction. The market value will be decided in line with the following assumptions:

• An inspection of any parts not included in the original inspection would not identify significant defects
• No dangerous or damaging materials or building techniques have been used in the property
• The ground upon which the property is built has not been used as landfill, and there is no contamination in or from that ground
• The property is connected to the mains services mentioned in the report and has the right to use them
• No furnishings, removable fittings or possible sales incentives were taken into account when reaching the valuation

If you’re in need of home property surveying and are looking for an RICS Chartered Surveyor near you, contact us today for a free quote. We specialise in building surveys and valuations and can carry out a professional inspection, so you can rest assured that the condition of the property we inspect meets the survey requirements.