A checklist for a RICS Level 2 inspection

This checklist follows the order of the RICS Home Survey Level 2 report, so your notes line up with the report as you work. Adapt it to your own procedures and to the property in front of you. It's a prompt, not a substitute for the standard or your professional judgement.

Before the visit

• Terms of engagement agreed and signed, with the level of service and any extras (such as a valuation) clear
• Client's concerns and plans noted, for example extensions or known issues
• Access arranged with the agent or vendor, including keys, alarms and any pets
• Desk-top research done: maps, flood risk, planning history, listed building or conservation area status, mining or ground issues where relevant
• Property type and likely construction checked, and your competence for it confirmed
• Equipment packed and working: damp meter, torch, binoculars, ladder, camera or phone, tape or laser measure, spare batteries
• Lone working and safety arrangements in place
• Phone charged, and your app or forms ready for offline use if signal is likely to be poor

On arrival

• Note the date, time, weather and recent weather (it affects damp readings and roofs)
• Note whether the property is occupied, furnished or empty
• Note anything restricting the inspection, such as stored goods, fitted floor coverings or locked rooms
• Take a front elevation photo and a general view of the street

About the property

• Type of property, approximate age and construction
• Accommodation: floors, rooms and their layout
• Any extensions, conversions or alterations, with an approximate date if you can tell
• Energy efficiency information you can see or check
• Location and facilities, and anything nearby that may affect the property

Outside the property

The elements in section D of the Level 2 report:

• D1 Chimney stacks: condition of brickwork, pointing, flashings and pots
• D2 Roof coverings: type, slipped or missing coverings, ridges, valleys, flat roofs
• D3 Rainwater pipes and gutters: leaks, blockages, falls, discharge points
• D4 Main walls: construction, cracking, bulging, pointing, render, damp proof course, ground levels, air bricks
• D5 Windows: type, condition, operation, sills
• D6 Outside doors (including patio doors): condition and security
• D7 Conservatory and porches: construction, condition, roof
• D8 Other joinery and finishes: fascias, soffits, bargeboards, decoration
• D9 Other: anything else on the outside

For each, record what you saw, from where, and any limitations, such as parts hidden from view.

Inside the property

The elements in section E:

• E1 Roof structure: enter the roof space where safe; timbers, insulation, ventilation, signs of leaks or pests
• E2 Ceilings: cracking, staining, sagging
• E3 Walls and partitions: cracking, damp readings, removed walls
• E4 Floors: deflection, springiness, ventilation under suspended floors
• E5 Fireplaces, chimney breasts and flues: condition, removed breasts, ventilation
• E6 Built-in fittings: kitchen and other fittings, not appliances
• E7 Woodwork: staircase, doors, skirtings
• E8 Bathroom fittings: sanitary ware, seals, extraction
• E9 Other: anything else inside, such as basements or cellars

Services

Services are inspected visually only, without specialist tests. Record what you can see and recommend testing by a qualified person where appropriate.

• F1 Electricity: consumer unit, visible wiring, any test certificates
• F2 Gas/oil: meter, supply, tank and its location
• F3 Water: stopcock, visible pipework, water tanks
• F4 Heating: boiler or heat source, age, flue, service records
• F5 Water heating: cylinder or combination system
• F6 Drainage: note the system type and look at inspection chambers where it's safe and your terms allow
• F7 Common services: for flats, shared services you can see

Grounds

• G1 Garage: construction, roof, doors, condition
• G2 Permanent outbuildings and other structures: sheds, summer houses, retaining walls
• G3 Other: boundaries, paths, drives, trees near the building, shared areas

Issues for the legal advisers

• Regulation: alterations or extensions that may need planning permission or building regulations approval
• Guarantees: damp proofing, timber treatment, windows, roofing, cavity wall insulation, solar panels
• Other matters: rights of way, shared drives, boundaries, leases and service charges for flats

Risks

• Risks to the building, such as movement, damp, timber defects or nearby trees
• Risks to the grounds, such as flooding or invasive plants
• Risks to people, such as suspected asbestos, unsafe glazing or a lack of smoke alarms
• Other risks or hazards

Before you leave

• Every element has notes and photos, or a reason it couldn't be inspected
• Limitations are recorded for each section
• Notes and photos are saved, or set to sync when you have signal
• Anything you moved is put back and the property is secure

Writing up

• Give each element a condition rating, or NI with a reason (see condition ratings explained)
• Make sure every 3 has a clear explanation and next step
• Recommend further investigation where you can't reach a conclusion, with who should do it
• Write the overall opinion last, and check it matches the ratings
• Complete the issues for legal advisers and risks sections
• Add the valuation, if it was part of the instruction
• Check names, address, dates and photos, then sign the surveyor's declaration

Element names above follow the RICS Level 2 report template. Always work from the current template and the RICS Home Survey Standard.