Level 2 Plus
Home Survey
A thoughtful enhancement to the standard RICS Level 2 survey. Perfect for London flats and well-maintained properties where understanding what you're buying matters most.
Note: Level 2 Plus is a JBS enhancement to the standard RICS Home Survey Level 2. It is not an official RICS category. It offers the same legal scope as RICS Level 2 with additional detail on construction and condition.
RICS Compliant
Full Level 2 scope
Construction Detail
Enhanced coverage
London Focused
Our specialty
Condition Insight
Beyond the basics
Personal Support
Post-survey access
What is Level 2 Plus?
Level 2 Plus is a RICS Level 2 survey with targeted enhancements. Where a standard Level 2 gives you survey compliance and broad confidence, Level 2 Plus adds deeper understanding of how the property actually works–its construction, condition, and what to look out for.
It's not a different survey type. It's Level 2 done with extra attention to the detail that matters most for flats, terraces, and well-built houses.
Think of it as the difference between knowing a property is sound and understanding why it's sound.
Who is it suited to?
Often a strong fit for:
Less likely to be right if:
You suspect structural issues–Level 3 is more appropriate
You need a valuation for your mortgage–use Level 2+Valuation
The property is in poor condition–Level 3 will give you more depth
You're buying your first home and want maximum reassurance–Level 3 might suit better
Why choose Level 2 Plus instead of standard Level 2?
Deeper Condition Detail
We don't just note defects–we explain why they matter, what caused them, and what you should do about them. For properties where context is everything, this makes a real difference.
Construction Understanding
Victorian terrace? Modern flat? We explain how it's built, where moisture risk might occur, and what to be aware of. Standard Level 2 covers less ground.
Practical Advice
Beyond ticking boxes. We give you clear, honest guidance on what needs attention now, what can wait, and what's cosmetic. Useful information, not just observations.
Longer, More Useful Report
Standard Level 2 is typically 20–25 pages. Level 2 Plus is 25–35 pages. More photographs, clearer explanations, better context for decision-making.
Condition Commentary
We provide more context on what matters vs. what's cosmetic. Why the cracks matter (or don't), what urgent attention looks like, what can wait.
Your Questions Answered
You flag specific concerns before we survey. We investigate and report back in detail. Standard Level 2 acknowledges queries; Level 2 Plus pursues answers.
Why it works well for flats
Shared Building Responsibility
As a leaseholder, you're liable for a share of the building's structure and common parts. Understanding the condition of shared elements isn't optional–it affects your costs and peace of mind. Level 2 Plus gives you that understanding.
Hidden Systems, Visible Impact
A flat's boiler, pipework, and electrics are often in shared riser spaces. They're not your responsibility to fix, but their condition affects you. We report on them thoroughly.
Leasehold Reserves & Remedial Costs
Is the roof ageing? How efficient is heating? Are there damp or condensation issues in the structure? These shape future service charges and sinking fund demands. Understanding them now matters.
Condition Beyond the Obvious
Some issues aren't visible at a casual viewing–damp patterns, cracking, signs of movement, poor repairs. Level 2 Plus takes the time to identify and explain what matters.
Building Defect Risks
Some flat developments carry latent defect risks (structural issues, water ingress, concrete degradation). Level 2 Plus flagging means you can ask the seller, check insurance, or factor it into offer.
Suitable for houses too
Level 2 Plus isn't just for flats. Period terraces and semi-detached houses often have systems and construction details that deserve deeper examination. If a house is well-maintained, in good condition, and you're keen to understand what you're buying–Level 2 Plus makes sense.
Victorian Terraces
Older systems, building tradition, moisture management
Edwardian Semi-Detached
Party walls, original features, structural stability
Modern Well-Built House
Build quality, finishes, common defects in newer stock
What the survey includes
About the Inspection
Scope and limitations of what we've surveyed
About the Property
Age, style, construction type, and how it's built
Outside
Roof, gutters, externals, drainage, and surroundings
Inside
Walls, ceilings, floors, finishes, and layout
Services
Heating, plumbing, and electrics where visible
Condition
Rating system for defects and remedial priority
Your Questions
Answers to specific concerns you've flagged
What the report tells you
A Clear Picture of Condition
Every building element rated using a standardised system. We explain what each rating means and why it matters. No jargon; actionable clarity.
What Needs Attention, What Can Wait
Urgent items flagged clearly. Cosmetic issues noted but de-prioritised. You'll know exactly what to negotiate, what to budget for, and what to ignore.
Services Noted Where Visible
Heating, plumbing, electrics: we note what's visible and flag any concerns. We're not specialists, but we'll tell you if something warrants further investigation.
Construction & Building Knowledge
Why is there damp in this corner? How is the flat insulated? What's the roof made of? We explain the building itself, not just its defects.
Honest Limitations
We're explicit about what the survey cannot tell you. If we've flagged a concern that needs specialist investigation, we'll say so.
Answers to Your Specific Questions
You flagged concerns in your pre-survey briefing. We investigate and report back on each. You'll get answers, not broad reassurance.
How it compares
| Feature | Level 2 | Level 2 Plus | Level 2+Valuation | Level 3 |
|---|---|---|---|---|
| Scope | Full RICS Level 2–all areas, no invasive access | Full RICS Level 2 scope with enhanced detail on construction and condition | Full Level 2 + mortgage valuation (simultaneous) | Full intrusive and specialist investigation; includes structural engineer |
| Best for | Most standard purchases where you need survey cover | Flats, terraces, and houses in good condition where understanding systems matters | When you need survey *and* mortgage valuation | Older buildings, structural concerns, or where depth is essential |
| Construction & Fabric Detail | Standard observations only | Enhanced–insulation, ventilation, damp management, material condition | Standard observations only | Specialist detail including potential remedial requirements |
| Building Services | Basic condition and observable issues | Condition noted where visible and accessible | Basic condition and observable issues | Full assessment including performance recommendations |
| Valuation Included | No | No | Yes–for mortgage purposes | No (separate product if needed) |
| Price | From £400 | From £800 | From £800 | From £999 |
| Report Length | 20–25 pages | 25–35 pages | 20–25 pages + valuation schedule | 40+ pages |
| Intrusive Testing | No | No | No | Opening up, where access permitted |
What it doesn't include / Limitations
This is not invasive
We don't open walls, lift floorboards, remove fixtures, or break through finishes. Level 2 is a non-invasive survey. If we suspect hidden problems, we'll recommend specialist investigation.
No specialist assessment
A surveyor is not a structural engineer, electrician, or plumber. If serious concerns emerge (structural cracks, ancient wiring, failing plumbing), we'll recommend specialist input.
No valuation included
Level 2 Plus is survey only. If you need a valuation for mortgage purposes, that's a separate product (Level 2+Valuation combines both).
Not a defect guarantee
A survey is a snapshot in time based on visual inspection. We can't predict future failure, identify latent defects, or guarantee you won't find problems after completion.
Parts are inaccessible
Roof spaces, under-floor areas, hidden services: if we can't reach it safely, we'll note it as not inspected and explain why.
Leasehold queries need legal advice
We report on the property's condition. Questions about lease length, ground rent, service charges, or freeholder disputes need a solicitor, not a surveyor.
Frequently Asked Questions
Why choose JBS for Level 2 Plus?
London Specialists
We know London properties–from Victorian terraces to modern flats. We understand local patterns, build standards, and common issues.
Boutique Approach
We're not a volume operation. Each survey gets a senior surveyor, personal attention, and genuinely useful reporting.
Clear Communication
Technical but not jargonistic. Your report is written for you, not for conveyancers. You'll understand what matters.
Enhanced Detail
Level 2 Plus is our development–built on what we've learned from hundreds of surveys and dozens of client conversations.
Ongoing Support
Questions after you've read the report? We're happy to discuss findings, clarify ratings, and answer what-if questions.
Fair Pricing
No surprises. You know what you're paying. Enhanced service, transparent cost, no upselling.
The Survey Process
Book Your Survey
Contact us with property details and preferred date. We confirm within 24 hours.
Pre-Survey Briefing
We send you a checklist to capture any specific concerns or questions about the property.
On-Site Survey
Typically 2–3 hours. Our surveyor inspects every accessible area, takes notes and photos.
Report Preparation
We compile findings, photographs, analysis, and recommendations into your detailed report.
Report Delivery
Your report is delivered within 5–7 working days via email, with full digital access.
Post-Survey Support
Questions about your report? We're available for debrief calls or clarification emails.
Ready to understand your property?
Level 2 Plus survey takes the guesswork out of what you're buying. Get clarity on condition, systems, construction, and cost implications–delivered in a report you'll actually want to read.
Questions first? Happy to discuss whether Level 2 Plus suits your property.