What does a Level 2 Home Survey include?
The short answer
A Level 2 Home Survey covers every part of the property the surveyor can safely see: roof, walls, floors, windows, services at a glance, the loft, and drains under lifted covers. Each element gets a traffic-light condition rating from 1 (fine) to 3 (serious or urgent). What it doesn't do is open anything up - it's thorough, but strictly visual.
What the surveyor inspects
The inspection works through the building methodically, outside then in:
Outside: roof coverings and chimneys (from the ground, with binoculars where needed), gutters and downpipes, walls and pointing, windows and doors, visible damp-proof course, and the immediate grounds where they affect the building - boundary walls, paving falling toward the house, trees close to foundations.
Inside: ceilings, walls and partitions, floors underfoot, windows opened and closed, obvious damp tested with a moisture meter, bathrooms and kitchen fittings, and a head-and-shoulders inspection of the loft - insulation, felt, visible timbers.
Services: a visual check of the boiler, radiators, consumer unit, visible pipework and wiring. Surveyors report age and apparent condition, and flag anything that warrants a specialist test - they don't test the systems themselves.
The traffic-light ratings
Every element lands in one of three buckets. Rating 1: no repair needed now. Rating 2: defects that need repair or maintenance, but not urgently. Rating 3: serious defects, or ones needing urgent investigation or repair. Threes are the ones that drive renegotiation - we cover how buyers use them in what problems Level 2 surveys find.
What's deliberately left out
No carpets lifted, no floorboards raised, no holes drilled, no furniture moved, no testing of gas or electrics, and nothing inaccessible - a flat roof with no vantage point, a cellar with no safe entry. The survey reports what a trained eye can see and tells you where a closer look is justified. That's the deal at every survey level; a Level 3 looks harder and longer, but still doesn't open up the building.
From booking to report
- 1
Book once your offer is accepted
Compare two or three quotes, confirm turnaround, and instruct. The surveyor arranges access with the estate agent.
- 2
Inspection day
Two to four hours on site for an average home. You don't need to attend, though many surveyors will happily take your questions by phone afterwards.
- 3
The report arrives
Usually within three to seven days: element-by-element ratings, a summary of the serious points, and recommendations for any specialist follow-ups.
- 4
Act on it
Most reports lead to nothing worse than a maintenance list. Rating 3s lead to quotes for repairs, renegotiation, or occasionally walking away - all cheaper than finding out after completion.
Ready to book a Level 2 survey?
Describe the property once and verified local surveyors quote for the job, with their current turnaround times - free, no obligation.
Get a few quotesCommon questions
Should I add the valuation option?
The valuation add-on (typically £50 to £100) gives you a market value and an insurance rebuild figure. It's useful ammunition if the survey supports a lower offer, and the rebuild figure sets your buildings insurance correctly. Cash buyers take it more often than mortgage buyers, who already get a lender's valuation.
Can I attend the survey?
Usually, with the seller's agreement - and a short conversation at the end of the inspection is often more useful than any single page of the report. At minimum, ask for a phone debrief.
How long is the report valid?
There's no formal expiry, but it describes the property on inspection day. Lenders and solicitors generally treat surveys older than a few months as stale, and a long gap before exchange is a reason to ask the surveyor about a re-inspection.
What does it cost?
Typically £400 to £700 depending on the property's value and size - the full breakdown is in our Level 2 cost guide, and the survey cost calculator gives a range for your specific case.