A home can look immaculate at a viewing, especially after a strategic candle, good lighting and a fresh coat of paint. But example level 2 survey findings often show where a property needs a closer look: ageing roofs, damp-prone walls, tired electrics or drainage that has quietly reached retirement age.
A RICS Level 2 Home Survey is designed for conventional properties in reasonable condition. It gives buyers a clear, visual overview of defects and maintenance issues, helping them decide what needs urgent attention, what to budget for and what can wait. It is not a gloomy list of reasons to panic. It is a practical reality check before you exchange contracts and inherit a building’s quirks along with its nice bay window.
What example Level 2 survey findings can look like
Every property tells its own story, so no two reports should read alike. A Victorian terrace in Crystal Palace, for instance, may raise different questions from a 1990s flat in Bromley. Age, construction, alterations, upkeep and exposure to weather all shape the findings.
That said, many Level 2 reports identify familiar themes. The report uses condition ratings to help buyers focus their attention. Condition rating 3 means repairs, replacement or further investigation are needed urgently. Rating 2 means defects need repairing or maintaining, but are not generally urgent. Rating 1 means no current action is required.
The ratings are useful, but context matters just as much. A rating 2 for old windows may be a manageable future expense. A rating 3 relating to roof defects, signs of movement or potentially unsafe electrics deserves prompt investigation and a clear estimate of likely costs.
Example 1: Roof coverings nearing the end of their life
A typical finding may say that roof tiles are weathered, slipped or cracked in places, with deteriorated pointing around chimney stacks. The surveyor may also note debris in gutters, worn flashing or staining in the loft consistent with previous water ingress.
This does not always mean the roof must be replaced next week, so resist the urge to picture rain falling directly onto your sofa. However, water has a talent for turning small defects into expensive ones. A condition rating 3 could be appropriate where active leaks, extensive tile damage or failed flashings are evident. A roofing contractor should then inspect the roof and provide a quotation before you commit.
If the report records wear but no current leak or structural concern, it may receive a rating 2. In that case, plan maintenance soon and keep an allowance in your first-year budget.
Example 2: Damp readings and poor ventilation
Damp is one of the most misunderstood survey findings. A moisture meter reading alone does not prove rising damp, despite the confidence sometimes placed in one. A surveyor considers visible staining, salts, peeling finishes, ventilation, ground levels, plumbing, guttering and the building’s construction before forming an opinion.
An example Level 2 survey finding might identify elevated moisture readings to an external wall, alongside blocked air bricks and high ground levels bridging the damp-proof course. The practical recommendation could be to lower external ground levels, clear ventilation openings and repair defective rainwater goods. These works are often far less dramatic than wholesale damp treatment, although further specialist advice may be recommended if the cause is unclear.
Condensation can also feature in a report, particularly in kitchens, bathrooms and bedrooms with limited extraction. It is common, but not something to shrug off. Better ventilation, appropriate heating and sensible use of extractor fans can reduce mould growth. If a bathroom fan sounds like a tired lawnmower and shifts no air, replacement is usually money well spent.
Example 3: Electrical installation appears dated
A Level 2 survey is not an electrical test. The surveyor does not remove fittings, test circuits or certify compliance. What they can do is comment on visible indicators, such as an older-style consumer unit, exposed wiring, a lack of visible residual current device protection or general wear to fittings.
A report may recommend an Electrical Installation Condition Report by a suitably qualified electrician. This is not a box-ticking exercise. Electrical safety is one area where a modest investigation fee can prevent a seriously unwelcome surprise after completion.
The important distinction is between a surveyor identifying risk indicators and an electrician diagnosing the installation. Buyers should not treat a recommendation for further investigation as proof that a full rewire is needed. Equally, do not ignore it because the lights worked during a ten-minute viewing.
Example 4: Cracks to walls and signs of movement
Cracks can look alarming, but many are historic or caused by normal thermal movement, settlement or ageing finishes. The surveyor will consider their location, width, direction and whether there are related signs such as distorted openings, uneven floors or sticking doors.
For example, fine cracking around internal plasterwork may be a condition rating 2 and suitable for local repair and monitoring. Wider stepped cracking to external brickwork, particularly where it appears recent or progressive, may prompt a condition rating 3 and a recommendation for structural engineer advice.
London’s clay soils can add another layer to the conversation, especially where mature trees, drains or changes in ground moisture are involved. This does not mean every crack points to subsidence. It means a buyer should understand the evidence before deciding whether to proceed, renegotiate or seek specialist guidance.
Example 5: Timber decay and a damp sub-floor
Where a house has suspended timber floors, the survey may refer to limited ventilation beneath the building. Blocked air bricks, leaking pipes or high external ground levels can leave sub-floor timbers in a persistently damp environment. Over time, that may encourage fungal decay or wood-boring beetle activity.
A surveyor may note springy floors, poor ventilation or restricted inspection access and recommend opening up works or a timber specialist inspection. This is one of those areas where the scale of the issue can vary wildly. Clearing vents and improving drainage is a very different prospect from replacing structural floor timbers.
Ask what was actually seen, what could not be inspected and what further checks are intended to establish. A good report separates observed defects from sensible caution, rather than treating them as the same thing.
How to use Level 2 survey findings as a buyer
The most useful survey reports do more than list defects. They help you prioritise. Start with every condition rating 3 and any recommendation for further investigation. Find out what work is needed, whether it affects safety, weatherproofing or structure, and obtain quotes where time allows.
Next, look at the rating 2 items as a maintenance plan. A property does not need to be flawless to be a good purchase. Most homes have a few jobs waiting patiently in the wings. The question is whether the total cost, disruption and timing sit comfortably with your budget and plans.
It is also worth comparing findings with what the seller has disclosed. If the report notes roof leaks, drainage concerns or alterations without visible approval paperwork, raise focused questions through your solicitor. A survey cannot confirm every legal, planning or building regulations matter, but it can flag issues that deserve checking.
Negotiation may be appropriate where a survey reveals material defects not reflected in the agreed price. Keep the conversation evidence-led: use the report, specialist advice and realistic repair estimates. Asking for a reduction because a 1930s house has some ageing joinery is unlikely to fly. Raising a concern about urgent roof repairs or a potentially unsafe installation is rather more grounded.
What a Level 2 survey cannot tell you
A Level 2 survey is a visual, non-invasive inspection. Surveyors do not lift fitted carpets, move heavy furniture, dismantle services, inspect behind sealed panels or test drains internally unless specifically arranged. That is not a shortcoming. It is the agreed inspection scope, and it is why recommendations for further investigation should be taken seriously.
For a heavily altered property, a home in poor condition, or an older building with complex construction, a RICS Level 3 Building Survey may be more suitable. It offers a more detailed assessment and can better suit buyers preparing for major refurbishment. The right level depends on the property as much as the buyer’s appetite for risk.
A survey finding is not there to drain the joy from a promising purchase. It gives you the chance to buy with your eyes open, your budget considered and fewer expensive plot twists waiting after moving day. If a point in your report feels unclear, ask your surveyor to explain what it means in plain English and what sensible next step they would take.
