RICS Level 2 Survey in CR6

Our RICS Level 2 HomeBuyer Survey gives a careful visual inspection of all accessible parts of the property. We look at the structure, outside elements, internal rooms, and visible aspects of services such as heating, plumbing, and electrics, although those services are not tested in detail during a Level 2 inspection. The purpose is simple, to give you a clear picture of the property's condition before you commit to a CR6 purchase.

For a CR6 inspection, we work through every accessible part of the building, from the roof down to the foundations. Our surveyors look for damp, structural movement, timber rot, the state of the roof covering, guttering and drains, the condition of windows and doors, and the overall condition of internal rooms and finishes. Where something cannot be seen without lifting floors or opening walls, we flag it and note that further investigation by a specialist may be sensible before exchange of contracts.

• Roof structure, covering, chimney stacks, and guttering
• External walls, pointing, render, and cladding
• Windows, doors, and external joinery
• Floors, ceilings, and internal walls
• Fireplaces and flues
• Damp-proof course and sub-floor ventilation
• Garage and outbuildings
• Drainage and visible services

Alongside the survey findings, we provide a market valuation and an estimated rebuild cost for buildings insurance. We also set out the issues we think should be raised with the seller before exchange, plus any specialist reports that ought to be commissioned. If the inspection points to the need for a structural engineer, a damp specialist, or another expert, we state that plainly so the next steps are clear.

We use the standardised three-tier condition rating system set by RICS in all of our RICS Level 2 Survey reports, which makes the outcome easier to follow whatever level of property experience a buyer has. Every element is assessed and given a rating. That format avoids vague wording and replaces it with clear, consistent categories, so it is immediately obvious which parts of the CR6 property need attention and how urgent that attention is.

• Condition Rating 1 (green): No repair is currently needed. The element is performing as expected and requires no immediate action at the time of inspection.
• Condition Rating 2 (amber): Defects which need repairing or replacing but are not considered serious or urgent. The property will need these addressed in the future, but they pose no immediate risk.
• Condition Rating 3 (red): Defects that are serious and require urgent repair or replacement. These items may affect the value of the property and need to be addressed promptly.

There is also a dedicated legal section in our report. That covers matters for the solicitor to check during conveyancing, including rights of way, boundary disputes, and planning permissions for extensions. Where relevant, we also point out environmental risks and mark any areas where specialist investigation should happen before exchange.

One of the most useful parts of the RICS Level 2 format is the executive summary at the start of the report. It pulls out the main findings before the full detail that follows. Many of our CR6 clients use that summary first when speaking to their solicitor or opening negotiations with the seller. A concise statement from an independent RICS professional tends to carry weight and gives those discussions a firmer footing.

After the RICS Level 2 report arrives, the first job is to read it properly from start to finish, with close attention to any Condition Rating 3 items shown in red. Those are the defects needing urgent attention and they are the points most likely to affect the decision to proceed, or the price at which to proceed. The executive summary at the front gives a quick view of the most important findings, and that is often the best place to start.

Where the report reveals significant defects, the clearest next move is often to rely on those findings in a price renegotiation. Because the survey comes from an independent RICS professional, it gives the buyer's position more credibility. In CR6, 109 properties sold in the last 12 months, a 22 percent fall on the previous year, and that softer market can make sellers more open to discussion when defects are properly documented. A renegotiation backed by evidence can save many times the survey fee.

If we recommend specialist follow-up investigations, for example a structural engineer's assessment of cracking or a damp specialist's investigation into moisture ingress, we strongly advise getting those reports before exchange of contracts. Going ahead without them means taking on the financial risk of unknown repair costs. Our report states what type of specialist is required and why, which gives the solicitor a clear basis for asking the seller to arrange or allow those investigations.

Sometimes the findings are serious enough to make a buyer step back from the purchase altogether. That is a major decision, but still far less costly than completing and only then finding that major structural remediation is needed. After the report has been sent, a phone call with our surveyor is available. We can explain what the defects mean in practical terms, discuss the likely scale of remediation costs where we are able to estimate them, and suggest the questions to put to specialist contractors when seeking quotes.