Choosing a survey level
Does a standard Level 1 or Level 2 remove secured panels and drain covers?
RICS says the standard visual inspection at Level 1 and Level 2 does not remove secured panels, electrical fittings, inspection chamber covers and similar features. Level 2 and Level 3 include a more extensive look at roof spaces and drainage chambers than Level 1. None of that is a test of the services, and none of it is a promise to unscrew a panel that has been fixed shut.
Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.
What is the fuller explanation?
Buyers hear “they look at the drains” and picture a camera. Looking at a chamber, where the level includes it and the cover can be lifted safely, is not a camera and not a cover that has been screwed or seized. If a cover is secured, the standard inspection leaves it. The report should say not inspected rather than implying a clear drain.
If you need covers lifted or a camera, ask for that as an extra before the visit and get a price from the firm. It is not inside the national description of the standard look. There is still no single national fee. Do not deduct a new sewer because a secured cover stayed on.
What should you ask your surveyor?
- Which covers are you expecting to lift on this level?
- What happens if a cover is screwed down?
- Is a camera included? It should be a yes only if the quote says so.
What are the typical next steps?
- Read the access section of the quote.
- Ask for an extra in writing if you need it.
- Treat a secured cover as not opened.
Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.
Also asked about this
Does Level 3 remove every panel?
No. It is a more extensive visual survey. It still does not test services, and it does not rip out fittings as standard.
Is a loose manhole different from a secured one?
Yes. The RICS limit quoted here is about secured covers. A loose one may still be left if it is unsafe. The report should say what happened.