The Level 2 homebuyers survey, in plain English.

It reports on what is visible and accessible on the day. Parts of the building that are covered, unsafe or inaccessible are not inspected, because no residential survey opens up the structure, and the report says where that applies. Where the surveyor suspects a hidden problem, the report recommends further investigation before you commit.

A Level 2 inspection typically takes two to four hours, depending on the size, age and complexity of the property.

Yes. If significant defects are found before contracts are exchanged, your survey can be used to support a fair reduction or request for remedial works. Your legal adviser will guide how to present this formally.

No. The surveyor needs to work through the property methodically and without interruption, and access is agreed with the seller on that basis, so we do not arrange for clients to attend. Once you have the report, ask us anything it raises and we will answer it.

A mortgage valuation protects the lender’s interests and only confirms the property’s market value. A Level 2 survey is for you: it assesses the property’s physical condition, identifies defects and says what needs attention.

We’ll clearly explain the implications and outline what should happen next. This may involve obtaining specialist advice or cost estimates before deciding whether to proceed or renegotiate.

Not as standard. A Level 2 rates each element and says what needs attention, but it does not price the work. If you want budget figures for the significant items, ask for repair costings with your quote: they are an optional extra, priced separately. Either way, if anything in the report needs explaining, ask us and we will answer it.

No, those are specialist inspections. We observe normal operation where possible and advise if further testing is needed.

Yes. Photographs are included to illustrate key findings and make the report easier to understand.

You’ll receive a clear summary, detailed findings and recommendations. If anything in it needs explaining, ask us and we will answer it.

For most purchases of a conventional home, yes: it rates the condition of every main element and tells you what needs attention while you can still renegotiate or walk away. If the property is older, altered or already showing problems, a Level 3 is usually the better choice, and we will say so when you ask for a quote.

It will normally pick up the visible signs, such as cracking of a particular pattern, doors and windows out of square, or distortion to the brickwork, and the report will say what has been seen and what should happen next. Confirming subsidence, and how far it has gone, is a structural engineer’s job and often needs monitoring over months. A survey tells you whether that step is warranted.

The building elements in turn: chimneys, roof coverings and rainwater goods, main walls, windows and doors, the roof space where there is safe access, ceilings, floors and internal joinery, the visible parts of the services, and the grounds within the boundary. Each one is rated, and anything that needs work is explained rather than just flagged.

A Level 2 suits a conventional property in reasonable condition. Go to Level 3 where the property is older than about 1900, has been extended or altered, is listed or in a conservation area, or where something is already visibly wrong and you want the cause and the likely cost. Tell us the age, type and anything unusual and we will recommend honestly, including when the cheaper one is the right one.