A useful defect recommendation tells the reader what you found, why it matters and what to do next. The aim is not to make every paragraph longer. It is to remove the uncertainty that leaves a purchaser wondering whether to call a roofer, ask their solicitor or do nothing.
A Level 2 report can be concise and still useful. The RICS Level 2 service description includes repair and maintenance advice and provides for further investigation where a conclusion cannot be reached with reasonable confidence.
Start with the observation, not the standard phrase
“The rainwater goods require attention” leaves the reader to discover where and what the problem is. “Vegetation obstructs the rear gutter” identifies an element and a location. That gives the recommendation a proper starting point.
Use the detail your inspection supports. If the gutter is visibly damaged, say how. If staining suggests previous overflow but you did not see it during rain, preserve that distinction. Precise wording is more useful than sounding certain about something you could not establish.
Use a simple sequence
Build the paragraph around four questions: what is the finding, what is its significance, what action is appropriate, and when should that action happen? Add the relevant limitation where it changes the advice.
The following examples are illustrative drafting exercises, not findings from a particular property. They must be adapted to the actual evidence, service scope and professional assessment.
Example: vegetation in a gutter
Vegetation was noted in the rear gutter and may obstruct rainwater flow. You should arrange clearance and a check of the gutter and outlet by a competent contractor, with any defects repaired promptly. Keep the gutter clear as part of routine maintenance.
This identifies an action without claiming that overflow, internal dampness or foundation damage has already occurred.
Example: a broken paving slab
A broken slab with a raised edge was noted on the front access path and presents a trip hazard. You should arrange prompt repair or replacement and re-laying as necessary to provide an even, stable walking surface.
The location and actual raised edge justify the safety advice. The paragraph does not need an invented measurement to be clear.
Example: uncertainty requiring investigation
Where a material issue remains unresolved, explain the question the specialist needs to answer. “Obtain a structural report” is less useful than identifying the affected wall, observed cracking and why the cause or stability needs assessment.
RICS’s Home Survey Standard, section 4.9 requires an investigation recommendation to explain the reason, timing and appropriate practitioner. A limitation alone does not automatically justify referral.
Match the timing to the consequence
“At your convenience” is a poor fit for a safety concern. “Immediately” is equally unhelpful if applied indiscriminately to routine maintenance. Decide whether action is needed promptly, before exchange, as a planned repair or during ongoing ownership, and make that decision visible in the wording.
Where an unresolved defect could materially affect the purchase decision, the advice should help the purchaser establish what is involved before committing. Avoid leaving that question buried in a general maintenance sentence.
Check the strength of the language
Watch for small changes that alter the meaning: “may” becoming “will”, “suspected” becoming “confirmed”, or “not visible” becoming “absent”. The finished wording should preserve the confidence of the inspection finding.
Related advice should also agree across the report. A defect described as requiring investigation in one section should not become a completed diagnosis in the summary.
If wording is taking up too much of your reporting time, Level 2 drafting support can help develop the first draft from your evidence. Your final review still determines the advice that is issued.