External Checks: What the Surveyor Looks at Outside

The external inspection is where many issues first become visible. Rainwater ingress, wall movement, and poor maintenance often show their earliest signs on the outside of a property before causing problems indoors.

Roof covering

The surveyor inspects the roof covering from ground level and from other safe vantage points. They look for missing, slipped, or damaged tiles or slates, signs of deterioration at ridge and hip points, and evidence of patch repairs.

They will also consider the age and condition of the roof covering as a whole. An older roof may appear intact but be near the end of its service life, which is worth knowing before you commit to a purchase.

Where there is a flat roof section — to a bay window, extension, or outbuilding — this is also included in the inspection where visible.

External walls and pointing

The surveyor assesses the condition of external walls, looking at brickwork, stonework, or render as appropriate. They check mortar joints for erosion or failure, and look for signs of movement such as cracking or distortion.

Not all cracks are serious, but the surveyor will assess the pattern and location of any cracking to identify whether it may indicate underlying structural movement. Stepped cracking through brick joints tends to be more significant than hairline surface cracking in render.

Windows, doors, and external joinery

Windows and external doors are checked for condition, fit, and signs of deterioration. The surveyor looks at frame condition, glazing type, and any evidence of water penetration around frames.

Poorly fitting doors or windows can indicate building movement or ongoing moisture exposure, so these are taken in context with the rest of the inspection.

Gutters, downpipes, and drainage

Rainwater goods are inspected for condition, alignment, and evidence of leakage. Blocked or poorly connected gutters are one of the most common causes of damp in UK homes — they are easy to overlook but often responsible for penetrating damp on external walls and around window reveals.

The surveyor also looks at how drainage connects at ground level and checks for any signs of standing water or ground saturation close to the building.

Does a Level 2 Survey Check for Damp?

Yes — checking for damp is one of the core elements of a Level 2 survey. The surveyor uses a moisture meter alongside visual inspection to identify areas of elevated moisture in walls, floors, and ceilings.

They distinguish between three main types:

• Rising damp — moisture travelling upward through a wall from the ground, often associated with a failed or absent damp-proof course
• Penetrating damp — moisture coming through from outside, typically linked to roof defects, failed pointing, or leaking gutters
• Condensation — moisture forming on cold surfaces, usually related to ventilation and lifestyle rather than building defects

The surveyor records the likely source and extent of any damp they identify, and assigns a condition rating. Where damp is found in a hidden or inaccessible area, they may recommend further investigation by a specialist.

Does a Level 2 Survey Check Electrics?

A Level 2 survey includes a visual inspection of the electrical installation, but it is not a full electrical test. The surveyor looks at the visible parts of the system — the consumer unit (fuse board), visible wiring, and the general age and apparent condition of the installation.

They are looking for obvious signs of age, poor condition, or installations that fall significantly outside current standards. Common things noted include:

• Old-style fuse boards without residual current device (RCD) protection
• Older wiring types such as rubber-insulated or aluminium wiring
• Single-core wiring in bathrooms or other high-risk areas
• Signs of DIY or non-professional modifications

Where the surveyor identifies concerns, they will typically recommend that the electrical installation is tested by a qualified electrician before exchange. This is a separate process to the survey, but the survey gives you a clear indication of whether that additional check is worth arranging.

The surveyor does not carry out a full electrical installation condition report (EICR), test individual circuits, or operate light switches and sockets as part of the Level 2 inspection.

Does a Level 2 Survey Check Heating and Plumbing?

The heating system is inspected visually as part of a Level 2 survey. The surveyor looks at the boiler type, its apparent age and condition, the visible pipework, and any accessible radiators or heating controls.

They do not operate the boiler, bleed radiators, or carry out a gas safety check. If the boiler appears old or there are visible signs of concern — such as signs of leakage or corrosion — the surveyor may recommend a service and inspection by a Gas Safe engineer before you proceed.

Plumbing is similarly checked visually. The surveyor looks at pipework condition in accessible areas — under sinks, in airing cupboards, and where pipes are exposed — and notes any signs of previous leaks or inadequate installation.

Water pressure and drainage flow are not tested as part of the survey. If drainage or plumbing concerns are identified, a CCTV drain survey or specialist plumber inspection may be recommended as a next step.

Does a Level 2 Survey Check the Loft and Roof Structure?

If the loft is accessible — and most are, via a hatch — the surveyor will inspect the roof structure from inside. This is one of the most informative parts of the inspection, as the underside of the roof often reveals issues that are not visible externally.

The surveyor checks:

• The condition and integrity of roof timbers — rafters, purlins, and ridge board
• Signs of deflection, distortion, or previous repairs
• Evidence of past or current water ingress — staining, rot, or damp timbers
• The condition of any felt underlay where present
• Insulation type and depth (though they do not assess its thermal performance in detail)
• Ventilation and any signs of condensation

If stored items block access to a large portion of the loft, the surveyor will note what they were unable to inspect. This is worth bearing in mind if you are planning a viewing before the survey — clearing the loft of boxes helps the surveyor do a more thorough inspection.

Internal Checks: Condition Inside the Property

Inside the property, the surveyor moves through each room systematically. They look at ceilings, walls, and floors for signs of movement, damp, cracking, or deterioration.

Key things they assess internally include:

• Ceilings — cracking, staining, or sagging that may indicate water ingress above
• Walls — cracking patterns, damp staining, and moisture readings
• Floors — condition of the visible floor surface; springiness or unevenness in timber floors where accessible
• Fireplaces and chimneys — internal condition where visible, and the chimney externally
• Bathroom and kitchen areas — signs of water damage around baths, showers, basins, and sinks; tile and sealant condition
• Cellars and basements — where accessible, for signs of damp or structural concern

The surveyor uses a condition rating system in their report — C1 (no action needed), C2 (attention recommended), and C3 (urgent or significant defects) — to help you prioritise findings.

What a Level 2 Survey Does Not Check

Understanding the limits of a Level 2 survey is just as important as knowing what it covers. The inspection is visual and non-invasive — the surveyor does not open up the fabric of the building, test hidden systems, or access concealed areas.

If the property you are buying is older, has undergone significant alterations, or has visible structural concerns, a RICS Level 3 Building Survey may be more appropriate. A Level 3 survey is more in-depth, covers more elements in greater detail, and gives you a fuller picture of the building’s condition.