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RICS Level 2 Surveys

RICS Level 2 Survey in Lichfield

Homebuyer Reports for WS13, WS14 and nearby areas

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RICS Level 2 Survey in Lichfield - Homemove

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Detached homes dominate Lichfield, and that matters when you commission a RICS Level 2 survey here. The local market recorded 1,624 transactions in the 12 months to December 2025, with an average house price of £336,000 in March 2026 according to homedata.co.uk. Current asking prices sit higher at £459,963 on home.co.uk, so buyers under offer often need a clear view of repair risk before they commit. Our RICS-qualified surveyors inspect the property you are buying, from the city centre streets to newer homes around Boley Park.

This is a market where one address can look very different from the next. The supplied housing mix points to 50% detached homes, 40% semi-detached, 10% terraced and a 0% flat figure, so we treat the figures with care and look closely at the actual building in front of us. Lichfield City station has direct services to Birmingham New Street, and that travel pattern keeps demand steady for practical family homes, but transport convenience does not tell you whether a roof covering has failed or a wall has moved. Our reports follow the RICS Home Survey Standard, and we usually deliver them within 5 working days of inspection.

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Lichfield Property Market Data

£459,963

Current average asking price (home.co.uk)

£336,000

Average house price, March 2026 (homedata.co.uk)

£522,000

Detached homes average price, March 2026 (homedata.co.uk)

£315,000

Semi-detached homes average price, March 2026 (homedata.co.uk)

£251,000

Terraced homes average price, March 2026 (homedata.co.uk)

£162,000

Flats and maisonettes average price, March 2026 (homedata.co.uk)

1,624

Transactions in the 12 months to December 2025 (homedata.co.uk)

+5.7%

Population growth, 2011 to 2021

Using listing data from home.co.uk and property data from homedata.co.uk

What a RICS Level 2 Survey Covers

A Level 2 Homebuyer Report is a visual inspection of the accessible parts of the property, and it suits a conventional home in reasonable condition. In Lichfield, that often means a detached or semi-detached house where the buyer wants a practical view of condition before exchange. Our surveyors check the roof coverings, chimneys, walls, ceilings, floors, windows, doors, services that can be seen without lifting coverings, and the parts of the loft or roof space that are safely accessible on the day.

The report uses RICS traffic-light ratings so you can see what needs attention fast. Rating 1 means no repair is needed now, rating 2 means a defect needs attention but is not urgent, and rating 3 means the issue is serious or needs prompt advice. In a Lichfield purchase near Boley Park or close to Lichfield City station, that can help you separate a routine maintenance item from a matter that deserves a specialist quote before you commit.

A Level 2 survey does not involve destructive opening-up, and it does not include lifting carpets, moving furniture, or testing services. We do not remove floor finishes to check hidden timbers, and we do not run appliances or pressurise systems as part of the survey. If the property is a listed building in the cathedral city centre, heavily altered, unusual in construction, or already showing obvious major defects, a Level 3 is usually the better fit because it goes deeper and gives more detailed commentary.

Roof coverings and flashings
Walls, render and pointing
Ceilings, floors and joinery
Windows, doors and visible services

Local Property Defects We Look For in Lichfield

Lichfield’s housing stock is varied enough that the defect profile changes by street. A detached house with later side or rear additions around Boley Park may need close attention on the junction between the original structure and the extension, while a terraced property closer to the city centre can show older damp patches, worn pointing, or tired rainwater goods.

Our surveyors also look hard at the visible roof structure, because small issues can turn into larger repair bills if they are missed. Where the local price data shows homes selling at £522,000 for detached properties and £315,000 for semi-detached homes in March 2026, buyers want to know whether the roof, chimneys, gutters and external walls are in sound order before they proceed. Flats and maisonettes, which averaged £162,000 in the same period, often need careful checking for condensation, ventilation problems and evidence of past water ingress.

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Local Property Defects We Look For in Lichfield

Typical RICS Level 2 Fees in Lichfield

Under £300k £450

£300k to £500k £550

£500k to £750k £650

£750k to £1M £750

Over £1M £850

Fixed fee bands used by Homemove for RICS Level 2 surveys

RICS Level 2 vs RICS Level 3 in Lichfield

Feature	Level 2	Level 3
Inspection depth	Visual inspection of accessible parts, with traffic-light ratings	Deeper inspection with more detail and wider commentary
Best fit	Conventional homes in reasonable condition, usually built within the last 100 years	Older, listed, heavily altered, unusual or visibly defective homes
Typical fee	From £450, depending on property value	Higher than Level 2, because the inspection goes further
Turnaround	Typically within 5 working days of inspection	Usually longer than Level 2, depending on size and complexity

Booking Your Level 2 Survey

Get a quote

Tell us the Lichfield address, the agreed purchase price, the property type, and the stage of your purchase. We use that detail to match the survey to the building and price band.

We instruct a surveyor

Our system pairs you with a RICS-qualified surveyor who knows the local housing stock, whether the home is near the cathedral area, Boley Park, or closer to Lichfield City station.

Access is arranged

We contact the estate agent or seller to set up access for the inspection day. If a lockbox, tenant, or vacant property is involved, we work through the practical steps.

Inspection day takes place

The surveyor carries out the visual inspection, checks the accessible roof space where possible, and records visible defects, maintenance issues, and signs of movement or damp.

Your report arrives

You receive the Homebuyer Report, usually within 5 working days. The condition ratings, comments, and recommendations show what needs action now and what can be monitored.

Read the red and amber items first

Start with the condition 3 entries, then move to condition 2, then the rest. That order saves time when you are looking at a house in WS13 or WS14, because the urgent repairs sit near the top of the triage list. If you need a specialist check, the report will normally point you in the right direction.

Local Considerations in Lichfield

Lichfield is a cathedral city 14 miles north of Birmingham, and that location shapes the kind of buyers who commission surveys here. The population rose by 5.7% to 106,436 between the 2011 and 2021 censuses, and homedata.co.uk records 1,624 transactions in the 12 months to December 2025. That level of movement means our surveyors see a steady flow of detached family homes, semi-detached stock and smaller properties that have been adapted over time.

Transport matters too. Lichfield City station has direct services to Birmingham New Street, so buyers often move quickly once they have an offer accepted. Current asking prices average £459,963 on home.co.uk, while sold prices average £336,000 in March 2026 on homedata.co.uk, which gives room for price conversations if the survey throws up defects. A condition 3 on a roof, chimney, wall tie, or damp proof course can become a genuine negotiation point when the evidence is written down clearly.

Local data supplied for Lichfield does not flag a city-wide mining issue or coastal erosion risk, and it does not name a defined flood hotspot. homedata.co.uk does show a low flood risk for a sample property, but every plot still needs checking for guttering problems, poor surface drainage, cracked render, and signs of water getting in around doors and low walls. If the property is listed or sits within a protected historic setting near the city centre, a Level 3 survey is usually the safer choice because it can deal with a more complex building in more depth.

Reading the Traffic-Light Ratings

The traffic-light section is the fastest part of the report to read, and it tells you where the risk sits. Rating 1 means the item is in acceptable condition, rating 2 means you should budget for repair or further checking, and rating 3 means the defect could be serious, urgent, or costly enough to warrant specialist advice.

In a Lichfield purchase, that might mean an amber note for a worn gutter on a semi-detached house, or a red note for movement where a rear extension meets the main wall. The colour does not replace judgement, but it does help you decide what to price in, what to question, and what to leave alone.

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Frequently Asked Questions

What does a Level 2 survey check?

A Level 2 survey checks the accessible, visible parts of the property and reports on condition using RICS traffic-light ratings. In Lichfield, that includes the roof, walls, floors, ceilings, windows, doors, rainwater goods and visible services, plus the loft space if it is safely accessible. It is a visual inspection, not an intrusive investigation.

Is a Level 2 survey right for my Lichfield property?

It is usually the right choice for a conventional home in reasonable condition, especially one built within the last 100 years. That can suit many detached and semi-detached homes in and around Lichfield, including properties near Boley Park or closer to the city centre, where the building form is straightforward. If the house is listed, unusual, heavily extended or already showing obvious defects, a Level 3 is the better match.

How much does a RICS Level 2 survey cost in Lichfield?

Our standard fixed fee bands start from £450 for homes under £300k. The fee then moves to from £550 for £300k to £500k, from £650 for £500k to £750k, from £750 for £750k to £1M, and from £850 for homes over £1M. The price is linked to the property value, so the quote reflects the purchase you are making in Lichfield.

How long does the report take?

The report is typically delivered within 5 working days of the inspection. That turnaround helps when an offer has been accepted and the buyer wants the findings before exchange, which is common in a market where Lichfield City station, Boley Park and the cathedral area can all pull in active demand. If the property is larger or more complex, the survey itself may take a little longer, but the report schedule is still fast by design.

Who pays for the survey?

The buyer usually pays for the survey, because the report is being commissioned for the buyer’s own decision-making. The seller does not normally pay for a RICS Level 2 survey in Lichfield unless there is a separate arrangement between the parties. If you are unsure where the cost sits in your purchase, ask your conveyancer or estate agent before instruction.

What should I do if the report shows a condition 3?

A condition 3 means the issue is serious enough that it needs prompt attention or specialist advice. Do not ignore it, especially if it relates to the roof, structure, damp, or movement in a house near the cathedral centre or in one of the newer estates. Use the wording in the report to get quotes, then decide whether you need to renegotiate, ask for further investigation, or withdraw.

Can survey findings help with price negotiations?

Yes, they can. If the survey identifies defects and you have quotes or clear evidence, that information can support a request for a price reduction, a repair before completion, or a retention arrangement. In Lichfield, where asking prices average £459,963 and sold prices average £336,000 in March 2026, a written report can matter a great deal in the final stages of the purchase.

Does my mortgage valuation count as a survey?

No, it does not. A mortgage valuation is for the lender, so it checks whether the property gives enough security for the loan rather than telling you what needs repair. A RICS Level 2 survey is different because it is written for the buyer and focuses on condition, visible defects and practical next steps.

What is not included in a Level 2 survey?

A Level 2 survey does not involve destructive opening-up, lifting carpets, moving furniture or testing services. It also will not tell you everything about hidden wiring, plumbing, insulation or concealed timber unless those issues show clear visible signs on the day. That is why older listed homes, heavily altered houses, and properties with obvious defects in Lichfield usually need a Level 3 instead.