What Does a Level 2 Survey Include?
Thankfully, what is included is pretty straightforward. When you instruct a Level 2 survey with us, one of our surveyors will go to the property and inspect every part of the building. That includes roof space, gutters, walls, floors, and everything else! We’ll also be looking at the services to the building, and the grounds, along with anything else that can be inspected from ground level during a single site visit. From this, we’ll give you a written assessment of what the building is made of, what condition the building fabric is in, and details of any remedial work that’s required.
Although our surveyors are really very good, they don’t have X-ray vision! So, they won’t be able to look into the parts of the building that have been covered up. While they will tell you about the assumed condition of the floor structure and foundations, they won’t be taking up and removing parts of the building. These will rely on visual assessment only (with some assistance from a damp meter of course). This is also because the level 2 report is a fairly straightforward check of the property, and only really appropriate for buildings that we see quite a lot. If you imagine a 1970s mid-terrace, a 1980s semi or even a newer build property built within the last 10 years, these are what a Level 2 survey is designed for. They’re straightforward and unlikely to bring up unwelcome surprises.
In comparison to the Level 3 survey, the Level 2 doesn’t go into quite as much detail. With a Level 2 we assume that we’re being instructed on the basis that there are no real building concerns to start with. If you already have concerns about the building, you might be better off with a Level 3 report, which will go into much more detail and tell you more about future maintenance requirements.
What Doesn’t a Level 2 Survey Cover?
Level 2 surveys effectively give you a snapshot of the building as the surveyor sees it. So, they’re not going to be telling you that in 10 years’ time you’re going to need to repoint the chimney (although if you have an especially conscientious surveyor, they might throw that into your report).
While we will recommend any remedial work that’s needed, you won’t find an estimate of the value of the work required on the property – that’s only found in Level 3 surveys. This can sometimes limit the usefulness of a Level 2 survey, as well, since surveys aren’t just used for checking the building is OK and to help you manage your future repairs. They can also be very useful for renegotiating the asking price, and perhaps even dropping the asking price by a few thousand points (or a lot more in some cases).
In general, Level 2 surveys are appropriate for people buying straightforward properties which, on the face of things, look to be in good condition. We do occasionally get asked to complete a Level 2 survey on system build properties like precast concrete or other buildings that are designated defective – but we will always turn down these instructions on the basis that these properties are so specialist that we consider that you should only be buying them fully informed with a much more detailed description of the issues that can come up.
When Should You Choose a Level 2 Survey?
Level 2 surveys should generally only be commissioned on the basis of the simplicity of the property, and not on your budget. If you’re considering a Level 2 instead of a Level 3 just because it costs less, then perhaps this isn’t the report for you. If a survey comes back with significant amounts of remedial work and you’re already a bit strapped for cash, then Level 2 won’t give you any idea of the extent of expenditure it could require in the future. So while it might not sound like a useful thing at the time, spending slightly more on a Level 3 survey can bring significant benefits, and will often save you far more money than the additional cost to have it done. Unfortunately, over recent years building costs have gone up significantly, so if you’re struggling with the cost of a survey, you’ll certainly struggle with the cost of the remedial measures.
A Level 2 survey is more likely than a Level 3 to recommend that further assistance from a third party is needed, mainly as a result of the reduced specification that our surveyors are required to follow for write-ups. On the whole though, if you come to Harrison Clarke for a Level 2 survey, we do significantly exceed the requirements for the RICS home survey standards which means that if we do find an issue with the building, we’ll give you much more information than many of our competitors. That being said, when you’re comparing the costs of Level 2 reports, we recommend asking for sample reports to check whether your apparently bargain survey is really going to be value for money, or whether it will just tell you that every element is ‘in fair condition and should be maintained as usual’, instead of going into details of issues that are clearly visible, but that you might not have seen during your own inspections.
Whether you’re a first-time buyer, a third-time mover or a buy-to-let investor looking for a survey, our friendly team at Harrison Clarke are always happy to help. Just get in touch with the team if you’d like to find out more, or to book your survey.
For more expert advice on surveying and property matters, check out our range of informative videos on our website or YouTube channel. Harrison Clarke Chartered Surveyors is here to guide you every step of the way!
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