RICS Level 2 Survey in Cranleigh

A Level 2 survey is a visual inspection of the accessible parts of the building. We look at the roof, walls, ceilings, floors, windows, loft space where reachable, drainage seen from outside and visible services without lifting carpets. The work is carried out by RICS-registered surveyors and the report follows the RICS Home Survey Standard, so a buyer on the High Street gets the same format as someone buying near Horsham Road.

The report uses condition ratings 1, 2 and 3. A 1 means no repair is needed right now, a 2 means there is a defect that should be dealt with, and a 3 means urgent attention or further investigation is needed. We do not open walls, test electrics, test the heating or probe hidden spaces, so this is not the same as a full building survey.

Level 2 suits conventional homes in reasonable condition, often built within the last 100 years. A listed cottage near St Nicholas Church, a timber-framed house around St James's Place, or a heavily altered property in CA7 is better suited to Level 3, because older fabric and later additions need a deeper look. A new flat at Manns Lodge or a house at Leighwood Fields may still be conventional, but if you are buying brand new, a snagging survey is the first call.

• Accessible roof space
• External walls and chimneys
• Ceilings, floors and joinery
• Visible services and drainage points

Cranleigh parish has 5,369 households, and the housing mix is split between 41% detached homes, 39% semi-detached and terraced homes, and 20% flats. That spread matters because the age and construction change from one street to the next, from 12th century St Nicholas Church to Cranleigh School, built between 1863 and 1880 in red brick with black brick diaperwork, stone dressings and tiled roofs. Around CA7, you also see timber-framed, brick and stone-faced buildings with later refronting and extensions, while much of the newer stock outside the core dates from the 1900s, 1920s, 1950s, 1960s, 1970s and 1980s.

Flood risk is one of the main local checks. Cranleigh has records of flooding going back to 1852, with notable events in 2000, 2007, 2010 and 2013, and some parts of the parish sit in Flood Zone 2 and Flood Zone 3. The Environment Agency also treats Cranleigh as a flashy catchment, so intense rain can trigger surface water problems quickly, especially around Littlemead Brook and Cranleigh Waters.

Ground conditions matter too. Much of Cranleigh sits on heavy clay, and aquifers to the south and west can push water upwards through the overlying clay, so we keep a close eye on movement cracks, jammed doors and uneven floors. Sewer disposal has also been a local issue, and heavy rain can put pressure on the network, which is why we inspect visible drainage carefully on homes near Common Road, Horseshoe Lane and Guildford Road. If the property is listed, or if it sits deep inside the Conservation Area, a Level 3 survey is usually the better commission.

• CA7 Conservation Area
• The Common and High Street listed buildings
• Flood Zone 2 and Flood Zone 3 pockets
• Heavy clay and groundwater influence