RICS Level 2 Survey in DA2

The RICS Level 2 Survey - formally known as the RICS Home Survey Level 2 - is a professional inspection of a residential property carried out by a qualified RICS member. It is the most commonly commissioned residential survey in England and Wales. Designed for conventional properties that appear to be in broadly reasonable condition, it gives buyers a thorough, independent view of the property before they commit to the purchase.

Our inspectors assess all accessible and visible parts of the property using the RICS three-tier condition rating system. Condition Rating 1 means no repair is needed at the moment. Condition Rating 2 identifies defects that need attention but are not urgent. Condition Rating 3 flags serious defects requiring immediate or urgent action. Each section of the property is rated clearly, and any Condition Rating 3 findings require your careful consideration before exchange.

It is important to understand what a mortgage valuation does not do. It is carried out for your lender's benefit - its only purpose is to confirm that the property is worth the loan amount. It identifies no defects, makes no recommendations, and provides you with no protection. Our Level 2 Survey is commissioned entirely for your benefit and provides you with the independent assessment your lender's valuation never will.

The national average cost for a RICS Level 2 Survey is around £455, with a typical range of £416 to £639. For higher-value properties - those above £500,000 - the average rises to around £586, reflecting the additional time required for larger or more complex properties. In a postcode where detached properties average £769,681, a survey at this price level is an investment that could save you many times its cost if significant defects are found.

• Covers all visible and accessible parts of the property
• Uses RICS condition ratings 1, 2 and 3
• Identifies defects, risks and items needing further investigation
• Includes comments on energy efficiency and environmental risks
• Provides a documented basis for price negotiation if issues are found
• Delivered by a qualified RICS member with professional indemnity insurance

The Level 2 Survey is a comprehensive visual inspection of every accessible and visible part of the property. We do not carry out invasive investigations - we do not lift floorboards or open up wall cavities - but we inspect all areas that can be safely seen and accessed. This gives you a far more detailed picture than any viewing, and a far more useful report than any lender-appointed valuation.

The inspection covers the full exterior of the property, including roof coverings, chimney stacks, gutters and downpipes, external walls, windows, doors and boundary structures. Inside, we work through every room - ceilings, walls, floors, joinery and staircases. We take damp meter readings throughout and check for signs of condensation and penetrating damp. We assess all visible services - consumer units, wiring, boilers, hot water cylinders, radiators, and pipework.

• Roof coverings and structure - tiles, slates, flat roof areas, ridges and verges
• Chimney stacks - pointing, flashings and apparent stability
• Gutters and downpipes - condition and effectiveness
• External walls - brickwork, render, pointing and visible movement
• Windows and doors - frames, glazing, and overall condition
• Loft space - timbers, insulation, and signs of water ingress
• Internal walls and ceilings - plasterwork, cracks and staining
• Floors - solid and timber floors, movement and dampness
• Damp - calibrated damp meter readings throughout all rooms
• Services - electrics, gas, heating, hot water and drainage systems

Where our inspection finds items requiring further specialist investigation - significant structural movement that would benefit from a structural engineer's assessment, or drainage that should be CCTV-surveyed - we record this clearly in the report with specific advice on what to do next. We also identify items that are currently acceptable but are likely to require maintenance or replacement within the coming years.

While every property is different, certain defects appear consistently across the UK's housing stock, and the semi-detached and terraced properties that make up a large proportion of DA2's housing are no exception. Understanding what our surveys commonly find helps buyers know what to expect and what to look out for on their own viewings.

Damp is one of the most frequently encountered issues in residential surveys nationwide. It presents in three main forms: rising damp from ground level through walls without an effective damp-proof course, penetrating damp through failing external elements such as roofs, walls or windows, and condensation caused by insufficient ventilation. Our surveyors take calibrated damp meter readings in every room and at key locations throughout the property, recording the readings in the report with a clear assessment of what they indicate.

Roof condition is another major survey finding. Missing, cracked or slipped tiles allow water ingress that can damage timbers, insulation and internal finishes over time. Flat roof sections - added to many post-war properties as extensions, garages or outhouses - have a limited lifespan and frequently require repair or full replacement when surveyed. Gutters and downpipes that are blocked, failing, or incorrectly pitched allow water to overflow and pool against external walls, leading to further damp issues.

Structural movement is another key area. Cracks in walls, sloping floors, and distorted door frames can indicate settlement, subsidence, or heave - particularly relevant in areas with clay subsoils, where seasonal moisture changes can cause ground movement. Not all cracking is serious, and our surveyors are experienced at distinguishing normal settlement from defects that require immediate attention and specialist investigation.

Outdated electrical systems are common in older DA2 properties. Properties that have not had their electrical installation updated may have consumer units and wiring that do not meet current safety standards. Older plumbing - including lead pipework in very old properties and plastic fittings in 1970s and 1980s homes - can also present issues. We note the apparent age and condition of all services in our reports and flag items that would benefit from further specialist assessment.

Timber decay - wet rot and dry rot - and pest damage including woodworm are found in older properties where moisture has been present. Sub-floor voids in older suspended timber floor properties are a particular area of risk if ventilation has been blocked or reduced. Where accessible, we inspect these areas and note any evidence of decay or pest activity.

The DA2 postcode encompasses a range of property types from the post-war suburban stock typical of Dartford and its surrounding areas to larger, more characterful properties in Stone and the rural parts of the postcode. Each property type has its own survey profile and common defects.

Semi-detached properties are the most commonly transacted type in DA2, averaging £438,611 over the past year. A large proportion of these are post-war builds now between 50 and 80 years old. At this age, original roof coverings are often reaching the end of their serviceable life. Windows - originally single-glazed timber frames in most cases - may have been replaced once already, and the quality of replacement varies. Electrical consumer units in properties of this era may not have been upgraded and could require updating to current standards.

Detached properties in DA2 command a significant premium, averaging £769,681 - almost double the semi-detached average. Extensions added over the years, sometimes without building regulations approval, are a common finding in this property type. Flat-roof additions past their service life and conservatories with inadequate drainage are regularly flagged in our inspections. Our surveyors assess the main property and all extensions and outbuildings as part of the standard inspection.

Terraced properties at around £377,436 in DA2 present their own survey considerations. Shared party walls between terraced homes can complicate damp and structural issues - problems originating in an adjoining property may manifest in the one being surveyed. Our reports flag any indications of defects that may be related to party wall conditions and recommend further investigation where appropriate.

New-build properties in DA2 - from developments such as The Tewksdale in Stone by Taylor Wimpey - require a different type of inspection: a snagging survey carried out before or at completion to identify defects the developer needs to rectify. If you are purchasing a new-build in DA2, our snagging service is the appropriate inspection. For all existing properties, our Level 2 Survey gives you the thorough assessment you need.