LEVEL 2 – Your survey report: how to use the Condition Ratings and “What to do now” section

This guide explains how to read and use an RICS Home Survey – Level 2 (survey) report in a practical way.
Your report is written to help you make a reasoned and informed decision on whether to proceed, understand significant repairs or replacements,
and decide what further advice you should take before making a legal commitment to purchase.

Torus Surveyors Ltd operate from our Altrincham (Greater Manchester) head office and our Liverpool (Rodney Street) office.
If you’d like to book a Level 2 survey, see:
HomeBuyer Reports (RICS Level 2).

Important note: To get a balanced impression of the property, read the whole report.
The section titled “What to do now” is designed as your next-steps checklist, and we recommend you discuss the report with your surveyor if required.
Contact us here:
Contact.

A. About the inspection and report (what the survey does and doesn’t cover)

A Level 2 survey is a visual, non-intrusive inspection. This means we do not force or open up the fabric of the building.
We do not lift fitted floor coverings, move heavy furniture, remove stored items, or remove secured panels. Services are inspected visually where accessible,
but they are not subject to specialist testing.

The report will note where access or visibility restricted the inspection. If we are concerned about an area we could not inspect,
the report will recommend appropriate further investigation (before exchange where relevant).

B. Condition ratings (your prioritisation tool)

Your report uses Condition Ratings to help you prioritise maintenance and repairs. In addition, you may see an “R” marker (explained below).

• Condition rating 3 – Defects that are serious and/or need to be repaired, replaced or investigated urgently. Delay can increase risk of safety issues or long-term damage.
• Condition rating 2 – Defects that need repairing or replacing but are not considered serious or urgent. The property must be maintained in the normal way.
• Condition rating 1 – No repair is currently needed. The property must be maintained in the normal way.
• NI – Elements not inspected (often due to access, safety or visibility limits).

How to read the “Overall opinion” and the ratings summary

Start with the Overall opinion and the list of elements grouped by urgency. This is your quick snapshot:

• All Condition rating 3 items: treat these as time-sensitive and decision-relevant.
• NI items: these are “unknowns”. Read the limitation note and decide if access can be improved or if a specialist should be instructed.
• Condition rating 2 items: build these into your early ownership budget and maintenance plan.

“R” – Documents we may suggest you request before you sign contracts

In your report, “R” is not a condition rating. It flags documents that we may suggest your solicitor requests
before you exchange contracts. Treat this as a conveyancing checklist and ensure your legal adviser has satisfactory evidence on file.

Examples of the types of documents commonly requested (where relevant to the property) can include approvals/consents,
guarantees/warranties, and servicing records for systems and installations.

H. Issues for your legal advisers (send this section to your solicitor)

Your report will include a section titled “Issues for your legal advisers”. This is where we highlight matters
your solicitor should investigate further (for example, confirming statutory consents, warranties/guarantees, servicing records,
and—for flats—management company responsibilities and documents).

Note: The surveyor does not act as a legal adviser and does not comment on legal documents.
The purpose of this section is to help your solicitor target the right enquiries.

I. Risks (don’t skip this section)

The Risks section summarises significant defects and issues that present risk to the building or grounds,
or a safety risk to people. Items with a Condition rating 3 are commonly highlighted here because they may represent a risk if not addressed.

If you intend to proceed, it is sensible to send the report to your legal advisers as soon as possible and draw attention to the Risks section.

K. What to do now (your action plan)

1) Further investigations and getting quotes

Before you make a legal commitment to buy the property, you should obtain reports and quotations for the repairs and further investigations identified in the report.
The cost of repairs may influence the amount you are prepared to pay.

• Obtain at least two written quotations from experienced, properly insured contractors.
• Ask for references and set out in writing exactly what you want priced.
• If specialist inspections are recommended (e.g., electrics/gas/roofing/drainage, as appropriate), arrange these before exchange.

2) Turn the report into three simple lists

• List A (Urgent): all Condition rating 3 items, plus any “uncertain” areas needing further investigation.
• List B (Legal): all “R” document requests and the items raised in “Issues for your legal advisers”.
• List C (Maintenance): Condition rating 2 items you plan and budget for after completion.

3) If anything is unclear, speak to the surveyor

We can explain the reasoning behind the rating, the likely next step (repair vs further investigation),
and how to prioritise multiple issues sensibly.
Contact:
Contact Torus Surveyors.

When a Level 3 survey may be more appropriate

A Level 2 survey is often suitable for conventional properties in reasonable condition. If the property is older, unusually constructed,
significantly altered, or clearly in poor condition, a more detailed inspection may be appropriate.
See:
Building Surveys (RICS Level 3).

Need a valuation instead (or as well)?

If you require an independent valuation for a specific purpose, see:
Home Valuations.

Speak to a surveyor (Altrincham or Liverpool)

Altrincham (Head Office): 0161 929 7892
Liverpool: 0151 665 0885
Email: info@house-survey.co.uk

Note: This blog is for general information only. It is not legal advice. A Level 2 survey is a visual inspection and does not include specialist testing.
Always read your full report and follow any recommendations for further investigation before making a legal commitment to purchase.