RICS Level 2 Survey in Brighton and Hove

Our Level 2 survey is a visual inspection of the parts of the property that can be seen and reached safely. We inspect the roof covering, walls, ceilings, floors, windows, drainage where visible, and the services that can be checked without lifting carpets or opening up the building. Each element receives a condition rating from 1 to 3, so you can see straight away what looks sound, what needs repair, and what needs urgent attention. The report follows the RICS Home Survey Standard, which keeps the format clear and comparable from one property to the next.

There are limits. We do not carry out destructive investigation, open up floors, move furniture, or test electrics, gas, heating and drainage in the way a specialist contractor would. A mortgage lender’s valuation is not the same thing, either. It tells the lender what the property is worth for lending purposes, not what may need fixing before you exchange on a BN1 flat or a BN3 terrace.

A Level 2 is usually the right choice where the property is of conventional build and appears to be in reasonable order. A Level 3 goes deeper, with more narrative and more detail about defects, causes and repair options. That matters for older homes, heavily altered buildings, listed property, or places where you already suspect damp, structural movement or another major issue. In Brighton and Hove, that choice often comes down to the age of the building and how much it has been changed over time.

• Visual inspection only
• Traffic-light ratings for each element
• Advice on defects and likely repairs
• Clear flag for urgent issues

Brighton and Hove is not one single housing type, and that is why survey choice matters here. The average price in March 2026 was £404,000, but flats and maisonettes averaged £293,000 while detached homes averaged £843,000, so the city range is wide. A Level 2 is often enough for a straightforward flat or terrace, yet the same market also contains homes that have been altered many times, extended at the rear, or split into multiple units. Those are the places where a Level 3 starts to make more sense.

Coastal weather changes how defects show up. We pay attention to signs of salt wear, failed pointing, staining around window heads, and wear to balcony or terrace details, especially where water can sit after a storm. Surface water drainage can also be a concern on sloping streets, so our surveyors look for damp patches, cracking and any tell-tale patch repairs that suggest movement or leakage. If a buyer is under offer on a BN1 or BN2 property, those clues can be the difference between a routine repair and a bigger structural question.

Listed buildings need a different conversation altogether. A Level 2 is rarely the right route where the property is listed, heavily altered, or built with an unusual system, because the inspection has to go deeper than a standard visual report. The same caution applies if you are buying a home that has had multiple extensions, roof alterations or structural changes over time. In Brighton and Hove, a careful survey choice can save days of delay later, especially when the sale price is sitting around the city average rather than far below it.