Level 2 Survey Checklist: What Surveyors Inspect Room by Room

Checklist • Level 2 • Room by room

A RICS Level 2 Survey gives you a clear view of a property’s condition before you commit.
It suits many conventional homes, yet buyers often ask one thing:
what does the surveyor actually check in each room?

This room-by-room checklist shows what a Level 2 surveyor inspects, what they look for, and the issues that most often appear in reports.
Use it to understand findings, plan questions, and spot risks early in your purchase.

What a Level 2 survey is and is not

A Level 2 survey focuses on the condition of the property and highlights defects that need attention.
It also flags areas where you should arrange specialist checks.

What it is

• A detailed visual inspection of accessible areas
• Clear condition reporting on key parts of the building
• Identification of defects, likely causes, and next steps
• Advice that helps you decide whether to proceed or renegotiate

What it is not

• Not a structural opening-up inspection
• Not electrical or gas testing
• Not a drain CCTV survey
• Not a guarantee that hidden issues do not exist

If you want a full scope breakdown, see
what a Level 2 RICS survey covers
and the
RICS Level 2 Survey page.

Outside checklist: what gets checked first

Surveyors usually start outside because the building envelope drives many internal problems.
Poor rainwater goods and high ground levels often link to damp.
Roof defects often link to staining and timber decay.

External walls and elevations

• Cracks, bulges, bowing, and repairs
• Brickwork, pointing condition, and weathering
• Render condition and signs of detachment or cracking
• Staining and salt marks that can link to moisture issues
• Air bricks and ventilation points (blocked or bridged)

Windows and doors

• Condition of frames, sills, seals, and glazing
• Signs of rot in timber and movement around openings
• Condition of lintels where visible signs appear
• External doors and thresholds (draughts and water entry risks)

Gutters, downpipes, and drainage indicators

• Leaking joints, staining, and overflow marks
• Downpipes discharging to gullies and whether gullies look functional
• Ground saturation, ponding, or heavy moss and algae staining

Ground levels and paths

• High external ground that sits too close to internal floor level
• Bridging of damp proof course lines where visible
• Patios and driveways sloping towards walls
• Retaining walls and signs of movement where present

Roof and loft checklist

Roof repairs can be costly.
The surveyor checks the covering, the edges, and what can be seen inside the loft.
Access affects how much can be confirmed.

Roof covering and details

• Missing, slipped, or damaged tiles or slates
• Ridge and hip lines, and visible mortar failure
• Leadwork and flashings where visible
• Valleys, junctions, and roof abutments
• Chimneys: pointing, flashing, and stability indicators

Loft space (where accessible)

• Signs of water ingress: staining, damp timber, mould
• Roof structure: visible timbers, spread, deflection indicators
• Insulation depth and ventilation signs
• Fire separation risks around loft conversions (where visible)
• Bathroom extractor ducting issues that vent into loft spaces

If the property is older, altered, or complex, you may need Level 3 for deeper detail.
See
Level 2 vs Level 3
and
RICS Level 3 Building Survey.

Inside checklist: what is checked in every room

Before we go room by room, it helps to know what surveyors assess everywhere.
This is the core of a Level 2 survey checklist.

Ceilings

• Staining, patch repairs, and cracks
• Unevenness that can suggest historic movement or poor repairs
• Condensation mould patterns near corners and external walls

Walls

• Cracking patterns and whether they look historic or active
• Damp staining, blistering paint, salt marks, and mould
• Signs of poor ventilation in high-moisture areas

Floors

• Sloping, springy, or uneven floors
• Localised soft areas that may suggest decay beneath
• Gaps and movement around skirtings and thresholds

Windows and ventilation

• Opening function, condensation risk indicators, and seal condition
• Trickle vents and extractor fans (where fitted)
• Signs of long-term condensation on frames and reveals

Kitchen checklist

Kitchens hide services.
Surveyors look for water, heat, and ventilation issues that can affect the fabric of the building.

• Leaks under sinks and around waste pipes (signs of past leakage)
• Staining at the base of units and swelling to chipboard panels
• Condition of walls behind units where visible
• Ventilation: cooker hood ducting and extractor effectiveness
• Signs of condensation mould at external corners
• Floor condition near dishwashers and washing machines
• General safety concerns where visible around sockets and water sources

Bathroom and WC checklist

Bathrooms generate moisture.
Most issues come from poor ventilation, failed seals, and slow leaks.

• Extractor fans and whether they appear adequate
• Mould and staining at ceilings, corners, and window reveals
• Failed sealant around baths and showers
• Soft or swollen finishes at the base of boxing-in
• Floor bounce and loose tiles that can point to moisture damage
• Leaks and staining around toilets and wastes (visual signs)
• Cracked grout and gaps around penetrations

Living rooms and bedrooms checklist

These rooms often show the building’s movement patterns and heating behaviour.
They also show damp risk when external walls and ventilation are poor.

• Cracks around doors, windows, and chimney breasts
• Staining to chimney breasts that can link to moisture issues
• Signs of historic repairs and whether they appear stable
• Condensation mould at external corners, behind furniture, and on cold surfaces
• Floor deflection or unevenness that may need further checks
• Signs of wood-boring beetle activity in accessible areas (where visible)

Hallways and stairs checklist

Hallways and stairs show how the building moves as a whole.
Surveyors focus on structural lines, load paths, and safe access.

• Cracks near stair strings, landings, and openings
• Handrails and guarding safety where visible
• Uneven landings or floor changes
• Damp signs near entrances and external walls
• Loose steps or excessive squeaking that may need attention

Cellar, garage, and outbuildings checklist

Not every property has these areas, yet when they exist they can change risk.
Access matters here more than anywhere.

Cellars and basements (where accessible)

• High moisture indicators: staining, salts, mould, musty odour
• Ventilation and whether it appears workable
• Timber condition where exposed
• Signs of water entry after heavy rain

Garages and outbuildings

• Roof condition and water ingress signs
• Wall cracking and movement indicators
• Timber decay where timber elements exist
• Drainage and ground levels nearby

Services checklist (visual checks)

A Level 2 survey includes visual checks of services.
It flags concerns and recommends testing where needed.

• Electrics: visible issues, old consumer units, unsafe-looking wiring (visual indicators only)
• Heating: boiler age where visible, flues, radiators, and controls (visual indicators only)
• Plumbing: visible leaks, water pressure indicators, and pipework where visible
• Drainage: gullies, covers, and signs of blockages or poor falls where visible
• Ventilation: fans, vents, and condensation risk indicators

Common limits that affect certainty

Limits do not mean “no problem”.
They mean “cannot confirm”.
Buyers should understand what causes limits and how to reduce them.

• Loft hatch blocked or no safe access
• Heavy furniture against external walls
• Locked garages or outbuildings
• Overgrown gardens that block elevations
• No access to roof coverings at close quarters
• Recent finishes that cover damp staining

If you want a preparation guide for reducing avoidable limits, see the earlier pillar post in this plan:
“Preparing for a RICS Home Survey: What Buyers Should Do Before the Surveyor Arrives”.

FAQs