The Complete Guide to Homebuyer Reports: RICS Level 2 Surveys Explained

What we inspect:

• Roof covering: Slate, tile, or felt condition; missing or slipped elements; overall age and life expectancy
• Chimneys: Stack condition, pointing, leaning, caps, pots, flashings
• Rainwater goods: Gutters, downpipes, overflow pipes, adequate discharge
• Walls: Brickwork, rendering, cladding, cracks, bulging, damp penetration
• Damp proof course: Presence, condition, bridging, ground levels
• Windows & doors: Frames, sills, glazing, operation, security
• External joinery: Fascias, soffits, bargeboards, condition, rot

What we can't inspect: Areas covered by ivy or vegetation, roof surfaces not visible from ground (unless drone used), concealed areas

Common findings in Enfield properties:

• Aging slate roofs on Victorian terraces (Condition 2 - replacement due within 10-20 years)
• Deteriorated pointing on period properties (Condition 2 - budget £3,000-£8,000)
• Missing or damaged roof tiles after storms (Condition 2-3 depending on extent)
• Blocked gutters causing overflow staining (Condition 2 - minor, easy fix)

What we inspect:

• Ceilings: Cracks, staining, sagging, artex condition
• Walls: Plaster condition, cracks, damp patches, structural movement
• Floors: Level, bounce, slope, creaking, visible damage
• Damp & moisture: Meter readings, visible signs, likely causes
• Joinery: Doors, skirting, architraves, built-in cupboards
• Staircases: Condition, handrails, safety, creaking
• Fireplaces: Condition, safety, chimney breast removal checks

What we can't inspect: Under carpets/floor coverings, behind furniture, inside wall cavities, under floorboards (unless accessible)

Common findings in North London homes:

• Hairline cracking in ceilings and walls (Condition 1-2 - normal settlement in older properties)
• Damp patches on external walls (Condition 2-3 - requires investigation and treatment)
• Removed chimney breasts without proper support (Condition 3 - structural concern, £2,000-£5,000 to rectify)
• Sloping floors in Victorian properties (Condition 2 - historic settlement, monitor)

What we inspect:

• Electrical: Consumer unit type and age, visible wiring, sockets, light fittings, evidence of recent testing
• Plumbing: Water supply, pipework visible condition, drainage, water pressure
• Heating: Boiler type, age, condition, radiators, thermostats, controls
• Bathroom: Sanitary ware, seals, leaks, ventilation, mold
• Kitchen: Sink, taps, appliances (limited inspection), ventilation

⚠️ Important limitations: We do NOT test electrical systems, gas appliances, or drainage. We assess visible condition only and recommend specialist testing where appropriate.

Recommendations we typically make:

• EICR (Electrical Installation Condition Report): For any property where electrics are >25 years old or unknown age (£150-£300)
• Boiler service: If no recent service record available (£80-£120)
• Drainage CCTV survey: If we suspect drainage issues or property is >50 years old (£200-£400)
• Gas safety check: Always recommended for new purchases (£80-£150)

Common findings:

• Outdated electrical systems requiring rewiring (Condition 3 in pre-1980 properties - £3,500-£7,000)
• Aging boilers nearing end of life (Condition 2 - budget £2,000-£4,000 replacement)
• No electrical test certificate available (Condition 2 - obtain EICR before completion)
• Evidence of historic leaks or inadequate ventilation (Condition 2 - address to prevent future issues)

What we inspect:

• Boundaries: Fences, walls, gates, ownership markers
• Drainage: Surface water, soakaways, inspection chambers
• Paths & paving: Condition, trip hazards, settlement
• Outbuildings: Sheds, garages, conservatories (external inspection only)
• Trees: Proximity to property, species, subsidence risk
• Ground levels: Slopes, retaining walls, potential water issues

Tree assessment: We identify trees that may pose subsidence risk based on species, proximity, and local soil type. In Enfield's clay soil areas, large trees within 20-30m require monitoring.

Common findings:

• High-risk trees (oak, poplar, willow) close to property (Condition 2-3 - specialist arboriculturist advice, potential subsidence insurance implications)
• Poor surface water drainage causing damp (Condition 2 - £500-£2,000 to improve)
• Deteriorated boundary fences (Condition 2 - replacement £1,500-£4,000 depending on length)
• Asbestos cement outbuildings (Condition 2-3 - removal £500-£2,000)

What it means: Property in good condition with only minor issues requiring attention over time.

Recommended actions:

1. Proceed with confidence: This is a positive result - the property is sound
2. Budget for repairs: Set aside £3,000-£8,000 for Condition 2 items over next 1-3 years
3. Commission any recommended tests: EICR, boiler service, etc. for peace of mind
4. Plan maintenance schedule: Use report as guide for ongoing property maintenance
5. Share with solicitor: Ensure any issues are covered by seller's conveyancing paperwork

Negotiation potential: Limited - may negotiate £2,000-£5,000 for multiple Condition 2 items if significant.

What it means: Property has serious defects needing urgent attention or further investigation.

Recommended actions:

1. Obtain repair quotes immediately: Get 2-3 quotes from qualified contractors for all Condition 3 items
2. Commission specialist surveys: If surveyor recommends structural engineer, timber specialist, etc. - do this before exchange
3. Renegotiate purchase price: Armed with repair quotes, negotiate price reduction equal to repair costs plus 10-20% contingency
4. Request seller repairs: For urgent items, request seller completes before completion
5. Review insurance implications: Some defects (e.g., subsidence) affect insurance - check with insurers
6. Consider walking away: If repair costs >15-20% of property value, seriously reconsider purchase

Negotiation potential: Strong - typically £10,000-£30,000+ reductions for significant Condition 3 items.

Example: Survey identifies significant subsidence requiring underpinning (£15,000-£30,000). This is grounds for major renegotiation or withdrawal.

What it means: Property has multiple serious issues or surveyor couldn't fully assess condition.

Recommended actions:

1. Pause the purchase: Do not exchange contracts until investigations complete
2. Commission all recommended surveys: Structural engineer, drainage CCTV, electrical testing, timber & damp specialists
3. Calculate total repair costs: Add up all repair quotes - if >20% of property value, strongly consider withdrawing
4. Major price renegotiation: Expect to renegotiate 30-50% of repair costs off purchase price
5. Extended timeframes: Investigations take 2-6 weeks - advise solicitor of delays
6. Walk away if necessary: Don't proceed with a money pit - better to lose survey cost than buy expensive problems

Warning signs to walk away:

• Active progressive subsidence
• Extensive dry rot throughout property
• Major structural failure (collapsed lintels, failed roof structure)
• Dangerous electrical systems with fire risk
• Combination of issues totaling >£40,000-50,000 repairs