RICS Level 2 Survey in DA2

A RICS Level 2 Survey, previously called the RICS Home Survey Level 2, is a professional inspection of a residential property carried out by a qualified RICS member. In England and Wales, it is the survey buyers commission most often. It suits conventional homes that appear to be in broadly reasonable condition and gives you a thorough, independent view before you commit to the purchase.

We inspect all accessible, visible parts of the property and report using the RICS three-tier condition rating system. Condition Rating 1 means no repair is needed at the moment. Condition Rating 2 points to defects that need attention, but are not urgent. Condition Rating 3 highlights serious defects needing immediate or urgent action. Each part of the property is rated clearly, and any Condition Rating 3 issue is something to weigh carefully before exchange.

A mortgage valuation is often misunderstood. It is carried out for your lender's benefit, and its sole job is to confirm that the property is worth the loan amount. It does not identify defects, it makes no recommendations, and it gives you no protection. Our Level 2 Survey is instructed entirely for your benefit, and gives you the independent assessment a lender's valuation simply does not.

Across the country, a RICS Level 2 Survey costs around £455 on average, with a typical range of £416 to £639. For higher-value properties, those above £500,000, the average rises to around £586 because larger or more complex homes take more time. In a postcode where detached properties average £769,681, paying for a survey at this level can save far more than it costs if major defects come to light.

• Covers all visible and accessible parts of the property
• Uses RICS condition ratings 1, 2 and 3
• Identifies defects, risks and items needing further investigation
• Includes comments on energy efficiency and environmental risks
• Provides a documented basis for price negotiation if issues are found
• Delivered by a qualified RICS member with professional indemnity insurance

Our Level 2 Survey is a visual inspection covering every accessible and visible part of the property. We do not carry out invasive work, so we do not lift floorboards or open up wall cavities, but we inspect everything that can be safely seen and reached. That gives you a much clearer picture than a viewing ever will, and a much more useful report than a lender-appointed valuation.

We inspect the whole exterior, including roof coverings, chimney stacks, gutters and downpipes, external walls, windows, doors and boundary structures. Inside, we go through every room, checking ceilings, walls, floors, joinery and staircases. We take damp meter readings throughout and look for signs of condensation and penetrating damp. We also assess all visible services, including consumer units, wiring, boilers, hot water cylinders, radiators, and pipework.

• Roof coverings and structure - tiles, slates, flat roof areas, ridges and verges
• Chimney stacks - pointing, flashings and apparent stability
• Gutters and downpipes - condition and effectiveness
• External walls - brickwork, render, pointing and visible movement
• Windows and doors - frames, glazing, and overall condition
• Loft space - timbers, insulation, and signs of water ingress
• Internal walls and ceilings - plasterwork, cracks and staining
• Floors - solid and timber floors, movement and dampness
• Damp - calibrated damp meter readings throughout all rooms
• Services - electrics, gas, heating, hot water and drainage systems

If we find something that needs a specialist to look more closely, we say so plainly in the report. That might be significant structural movement better assessed by a structural engineer, or drainage that should be CCTV-surveyed. We set out specific next steps. We also point out items that are acceptable now but are likely to need maintenance or replacement in the coming years.

No two properties are the same, but some defects come up time and again across the UK's housing stock. The semi-detached and terraced homes that make up a large share of DA2 are no different. Knowing what our surveys commonly uncover gives buyers a better idea of what to expect, and what to watch for during their own viewings.

Damp is one of the issues we see most often in residential surveys nationwide. It usually appears in three main forms, rising damp from ground level through walls where there is no effective damp-proof course, penetrating damp through failed external elements such as roofs, walls or windows, and condensation caused by poor ventilation. Our surveyors take calibrated damp meter readings in every room and at key locations across the property, then record those readings in the report with a clear explanation of what they indicate.

Roof defects are another major finding. Missing, cracked or slipped tiles can let in water, and over time that can damage timbers, insulation and internal finishes. Flat roof sections, often added to post-war properties as extensions, garages or outhouses, have a limited lifespan and are regularly found to need repair or full replacement. Gutters and downpipes can be just as important. If they are blocked, failing, or incorrectly pitched, water can overflow and collect against external walls, which often leads to further damp problems.

We also pay close attention to structural movement. Cracks in walls, sloping floors, and distorted door frames may point to settlement, subsidence, or heave, which is particularly relevant in places with clay subsoils where seasonal moisture changes can move the ground. Not every crack is serious. Our surveyors are experienced in telling the difference between ordinary settlement and defects that call for immediate attention and specialist investigation.

Older DA2 homes often have outdated electrical systems. Where the electrical installation has not been updated, the consumer units and wiring may fall short of current safety standards. Plumbing can also be an issue, from lead pipework in very old properties to plastic fittings in 1970s and 1980s homes. In our reports, we note the apparent age and condition of all visible services and flag anything that would benefit from further specialist assessment.

Timber decay, including wet rot and dry rot, along with pest damage such as woodworm, is commonly found in older properties where moisture has been present. Older suspended timber floor properties are especially vulnerable in sub-floor voids if ventilation has been blocked or reduced. Where access allows, we inspect these areas and record any evidence of decay or pest activity.

The DA2 postcode covers a broad mix of homes, from the post-war suburban housing typical of Dartford and the surrounding area to larger, more characterful properties in Stone and the more rural parts of the postcode. Each type comes with its own survey profile and its own set of common defects.

Semi-detached houses are the most commonly transacted property type in DA2, with an average price of £438,611 over the past year. A large share of them are post-war builds now between 50 and 80 years old. At that point, original roof coverings are often near the end of their serviceable life. Windows, usually single-glazed timber frames when first built, may already have been replaced once, although the standard of replacement varies. Consumer units in homes from this period may also be outdated and in need of upgrading to current standards.

Detached homes in DA2 sit at a much higher price point, averaging £769,681, almost double the semi-detached average. In this part of the market, extensions added over the years are a common finding, sometimes without building regulations approval. We regularly flag flat-roof additions that are past their service life, as well as conservatories with inadequate drainage. As part of the standard inspection, our surveyors assess the main house along with all extensions and outbuildings.

Terraced properties in DA2, at around £377,436, bring their own survey issues. Shared party walls can make both damp and structural problems more complicated, because defects starting in an adjoining property may show up in the one being surveyed. Where we see signs that a defect may be linked to party wall conditions, we flag it in the report and recommend further investigation where needed.

New-build properties in DA2 need a different inspection altogether. On developments such as The Tewksdale in Stone by Taylor Wimpey, the appropriate service is a snagging survey carried out before or at completion so defects can be identified for the developer to rectify. If you are buying a new-build in DA2, that is the inspection we would suggest. For existing properties, our Level 2 Survey is the thorough assessment most buyers need.