A RICS Level 2 survey exists to tell you what a property viewing cannot: the condition of the home beneath the fresh paint and the tidy staging. For most buyers of conventional homes, it is the survey that turns a hopeful guess into an informed decision. So what does it actually find? Below are the problems a Level 2 survey most commonly uncovers, what the signs look like, and why each one matters.
What problems does a Level 2 survey commonly find?
A Level 2 survey most commonly finds damp, roof defects, cracks and signs of structural movement, timber decay and rot, drainage and guttering faults, poor insulation, failed double glazing, and concerns around older services. In pre-2000 properties it may also flag possible asbestos and poor-quality past alterations. It reports each as a visible issue for you to act on before you buy.
These are the everyday defects that a detailed visual inspection picks up in conventional homes. A Level 2 does not open up the structure or test the services, so some issues are flagged for further investigation rather than diagnosed in full, a point we return to below.
How a Level 2 survey flags problems
Before the specific defects, it helps to understand how they are reported. A Level 2 survey rates the main elements of the property using the RICS traffic-light system. A rating of 1 means no repair is currently needed, a rating of 2 means a defect that needs attention but is not serious or urgent, and a rating of 3 means a defect that is serious or needs urgent attention, often requiring further investigation before you exchange contracts.
A rating of 3 does not mean you must walk away. It means that element needs a closer look, usually by a specialist, before you commit legally. Understanding these ratings is the key to reading the findings sensibly rather than anxiously.
The most common problems a Level 2 survey finds
Damp
Damp is one of the most frequently reported findings, and one of the most misunderstood. It appears as rising damp, penetrating damp or condensation, and shows up as discoloured patches, a musty smell, blistering paint, salt staining or warped skirting boards. Causes range from a failed or bridged damp-proof course to defective pointing, roof or gutter faults, or simply poor ventilation.
The surveyor uses a moisture meter, so elevated readings can be identified even behind freshly decorated walls, which is exactly where sellers sometimes cover up a known problem. Damp matters because, left unchecked, it leads to mould, timber decay and, in time, structural damage.
Roof defects
Roof problems are among the most common issues in Level 2 surveys, particularly in older properties. Typical findings include slipped, missing or broken tiles, failed flashing around chimney stacks, worn or degraded roof coverings, and defective flat roofs on rear extensions. The surveyor inspects the roof visually from ground level and, where accessible, from within the roof space.
Minor tile repairs are usually inexpensive, but a worn covering nearing the end of its life, or repairs to roof timbers, can run into thousands of pounds, which is well worth reflecting in any price negotiation.
Cracks and signs of structural movement
Cracks are the finding that worries buyers most, though many are harmless. A Level 2 survey looks for patterns that suggest movement, such as diagonal cracking, gaps opening up, sloping or uneven floors, and doors and windows that stick. These can point to subsidence, settlement or heave, often linked to ground conditions, nearby trees or leaking drains.
Not all cracks are cause for alarm; many are cosmetic. The surveyor’s job is to judge whether the movement looks historic and stable or potentially active, and to recommend a structural engineer where a closer assessment is needed. This distinction is important, because active subsidence can affect both mortgage approval and insurance.
Timber decay, rot and infestation
Wooden elements such as floor joists, beams, floorboards and skirting are vulnerable to wet rot, dry rot and insect attack such as woodworm. These problems are frequently linked to damp, so the two often appear together. Where timber decay affects structural elements it can be significant, so the surveyor will highlight it and, where appropriate, recommend a specialist timber and damp report.
Drainage and guttering faults
Defective gutters, downpipes and drains are a common and deceptively important finding. Signs include staining on external walls, standing water, moss growth in shaded areas, slow drains, foul odours or a displaced manhole cover. Faulty rainwater goods are a frequent underlying cause of damp, because water that should be carried away instead soaks into walls and foundations. Many drainage issues are inexpensive to remedy, but ignoring them allows more serious damage to develop.
Poor insulation and energy efficiency
Level 2 surveys often note where insulation is lacking, particularly in loft spaces or cavity walls, along with older windows and doors or unsealed gaps that let heat escape. While rarely urgent, poor thermal efficiency means higher energy bills, and it is useful to know before you buy so you can plan improvements.
Failed double glazing and window defects
Older or poorly maintained windows and doors are commonly flagged, including rotten frames, draughty seals and failed double glazing, which shows as misting or condensation trapped between the panes. Individually minor, these can add up across a whole property.
Possible asbestos in older properties
In properties built before 2000, asbestos-containing materials were widely used, for example in textured ceiling coatings, insulation, floor tiles and old guttering. A surveyor is not an asbestos specialist, but a Level 2 survey will flag areas considered at risk so you can arrange specialist advice. Asbestos is only a hazard when disturbed, but removal must be carried out by licensed specialists and can be costly, so it is worth knowing about in advance.
Poor-quality alterations and extensions
Past work is a common source of findings. Surveyors regularly identify poorly built extensions, conservatories and loft conversions, as well as alterations that may not have the necessary building regulations approval. The join between old and new sections of a building is a classic weak point, and questions over past work can have both practical and legal implications for your purchase.
Visible concerns with services
It is important to understand that a Level 2 survey does not test the electrics, gas, heating or plumbing. The surveyor comments on what is visible, so they may note an ageing consumer unit, dated wiring, an old boiler or signs of a plumbing leak, and then recommend a specialist check such as an electrical condition report or an inspection by a qualified heating engineer. The survey points you towards these checks; it does not replace them.
Common Level 2 findings at a glance
| Problem | Typical signs | Why it matters |
|---|---|---|
| Damp | Stains, musty smell, blistering paint, salts | Leads to mould, decay and structural damage |
| Roof defects | Slipped or missing tiles, failed flashing | Water ingress; repairs can be costly |
| Structural movement | Diagonal cracks, sloping floors, sticking doors | May affect safety, mortgage and insurance |
| Timber decay | Soft, crumbling or bored timber | Can weaken structural elements |
| Drainage faults | Standing water, damp walls, slow drains | A frequent hidden cause of damp |
| Poor insulation | Cold rooms, thin loft insulation | Higher energy bills |
| Failed glazing | Misting between panes, draughts | Comfort and efficiency, cumulative cost |
| Possible asbestos | Older ceilings, tiles, insulation | Specialist removal, potentially expensive |
What a Level 2 survey may not fully uncover
A Level 2 survey is a visual inspection of the accessible parts of a property, so it works within clear limits, and being honest about them is part of using it well. The surveyor cannot lift fitted carpets, open up the structure, or inspect areas that are concealed, boarded over or unsafe to reach, and any such areas are noted in the report. Services are observed but not tested.
For this reason, a Level 2 will sometimes recommend a more detailed inspection or a specialist investigation, and for older, altered or unusual properties a Level 3 survey may be the more appropriate choice from the outset. If you are unsure which level suits a particular property, our guide to the different survey levels can help you weigh it up. The value of a Level 2 is that it reliably surfaces the common problems and tells you clearly where a closer look is needed.
What to do if your survey finds problems
Finding problems is the point of the survey, not a reason to panic. Start by reading the report in full and noting anything rated 3, as these are the issues to address before you exchange. Separate the significant defects from the routine maintenance that every home needs. Where the report recommends a specialist, such as a structural engineer or a damp and timber specialist, arrange it, and obtain repair quotations for any notable works so you understand the likely costs.
From there you can make an informed decision: proceed as planned, ask the seller to carry out works, or renegotiate the price to reflect what you have learned. Many buyers find the survey pays for itself several times over at exactly this point.
Speak to a chartered surveyor
A good Level 2 survey gives you a clear, honest picture of a conventional home and the confidence to act on it. The findings above are common, usually manageable, and far better known before you buy than discovered afterwards.
At Taylor Chartered Surveyors, we are an independent RICS-regulated practice carrying out home surveys and valuations across London, the Home Counties and the South East. If you would like advice on the right survey for a property you are buying, or to discuss a report you have received, our team is always happy to help. Get in touch for a tailored quote.
This guide is general information and not advice on a specific property. Where a survey identifies a defect, always follow the report’s recommendations and obtain specialist advice where suggested.
FAQs
What problems does a Level 2 survey commonly find?
A Level 2 survey commonly finds damp, roof defects, cracks and signs of structural movement, timber decay and rot, drainage and guttering faults, poor insulation, failed double glazing, and concerns with older services. In pre-2000 homes it may also flag possible asbestos and poor-quality past alterations.
Can a Level 2 survey find damp?
Yes. Damp is one of the most common findings in a Level 2 survey. The surveyor uses a moisture meter, so raised moisture levels can be detected even behind freshly decorated walls, and the report will describe the likely cause and recommend action.
Does a Level 2 survey check the roof?
A Level 2 survey inspects the roof visually from ground level and, where safely accessible, from within the roof space. Common findings include slipped or missing tiles, failed flashing and worn coverings. The surveyor cannot walk on the roof, so some areas are assessed from a distance.
What does a condition rating 3 mean in a Level 2 survey?
A condition rating 3 is the most serious rating and means an element has defects that are serious or need urgent attention, usually requiring further investigation before you exchange contracts. It does not mean you must withdraw, but you should obtain a specialist assessment first.
Does a Level 2 survey test the electrics and plumbing?
No. A Level 2 survey does not test services such as electrics, gas, heating or plumbing. The surveyor comments on what is visible and will recommend a specialist inspection, such as an electrical condition report, where a closer check is advisable.
Can a Level 2 survey detect subsidence?
A Level 2 survey can identify visible signs that may indicate movement, such as diagonal cracking, sloping floors or sticking doors, and will assess whether they look historic or potentially active. Where subsidence is suspected, the surveyor recommends a structural engineer’s report before you commit.
Is a Level 2 survey enough for an older property?
For older, altered or unusually constructed properties, a Level 3 survey is often more appropriate, as it examines construction and defects in greater depth. A Level 2 suits conventional homes in reasonable condition. If you are unsure, it is worth discussing the property with a surveyor first.