“Drainage checked” can describe very different inspections. A cover may have been lifted and the chamber viewed, or the cover may have been found but left in place. Neither record should become a statement that the buried drains are clear or sound. When a Level 2 report is drafted externally, a note for each chamber gives the writer a much firmer basis than a single line about the system.
Know what the Level 2 scope covers
The RICS Level 2 inspection scope describes lifting accessible covers where this can be done safely and without damage, followed by a visual inspection of the chambers. Appendix B of the Home Survey Standard also says that covers in common areas of flats are not lifted. RICS’ standards page, checked on 4 November 2026, directs members to use the first edition until the second takes effect.
Describe the actual inspection and the agreed scope. A visual view into one chamber does not confirm the route, condition or ownership of the concealed pipework. Keep those unknowns separate from any defects you observed.
Give each chamber its own line in the brief
- Location: identify the cover by position, such as the rear paved yard, and label any supporting image to match.
- Access: record whether you lifted the cover. If you did not, say why. “No cover located” and “cover found but could not be lifted safely” are different outcomes.
- View: identify what you could see, including any restriction on the view of the channel or chamber walls.
- Finding: describe the observed condition and keep material, route or system type qualified where uncertain.
- Advice: give the writer your assessment, rating where applicable and any follow-up, with its purpose and timing.
Worked example: one chamber open, one cover fixed
In a fictional handover, the rear yard cover was lifted and debris was visible in the chamber channel. A cover on the side path was fixed and could not be lifted without risking damage. The surveyor wants a drainage contractor to investigate the rear finding and establish the condition of the connected run before legal commitment.
The draft can report the debris and the separate restriction at the side path. It should not say that the side chamber is blocked, that debris caused a blockage elsewhere or that every drain requires replacement. If the surveyor recommends a CCTV survey, specify the run or question it should address where known. The recommendation and its scope come from the surveyor, not from the presence of a cover or a photograph alone.
Keep third-party accounts separate
A seller saying that they have been unable to open a cover is reporting an access difficulty. It is not a report of a drainage fault. Attribute the statement, then describe what the surveyor found independently. See our guide to handling seller information in Level 2 reports for more examples.
Check the final wording before issue
Check that the services section and any summary agree about which chambers were seen, what remains concealed and why further advice is needed. If the report raises a question about shared drainage or responsibility, keep it as a specific enquiry for the legal adviser unless the position is established. Resolve any gaps in the notes with the inspecting surveyor before the draft is approved.
The Survey Edit provides outsourced Level 2 report drafting from your notes, photographs, template and instructions. You retain responsibility for the inspection, assessment and advice, and review, amend and approve the draft before issuing it. Enquire about drafting support for your next Level 2 report.
You inspect. We write.