A note saying “windows satisfactory” leaves a report writer with several unanswered questions. Which windows were opened? Were different types represented? Was a locked sash simply left unoperated, or did a handle move without the window opening? Those distinctions matter when turning an inspection record into a Level 2 report.

A short record of the opening sample helps the writer describe what you actually did. It also gives you something specific to check when reviewing the draft, before a broad phrase becomes wider assurance than your findings support.

Start with the Level 2 benchmark

The RICS Level 2 inspection scope says windows are opened where permission is given, keys and locks are available and it is safe. It identifies one window on each elevation and one of each different type where there is a variety, and requires clients to be informed of restrictions. RICS’ Home Survey Standard page, checked on 5 November 2026, directs members to continue using the first edition until the second takes full effect.

Record the sample achieved and any departures or restrictions. A stock sentence describing the expected scope is not evidence that it was completed at this property. The inspecting surveyor must consider what any gap means for the assessment and advice.

Give the writer a window opening schedule

This need not be a separate lengthy document. Five fields alongside your notes or photograph references can make the handover much clearer:

  • Location and type: identify the room, elevation and window type. Use consistent names so the writer can distinguish the front bedroom sash from the rear kitchen casement.
  • Action: say which window you opened and closed, and describe the result. Do not use “checked” to cover both visual inspection and operation.
  • Restriction: record missing keys, lack of permission, obstructed access or a safety reason. Say which window the restriction affected.
  • Finding: locate any observed defect and link the supporting photograph. Keep a finding on one unit separate from the condition of the remaining windows.
  • Instruction: supply your assessment, condition rating where applicable, and intended recommendation with its timing. Identify any point you still need to resolve.

A missing key is different from a failed mechanism

Consider a fictional inspection of a house with timber sashes at the front and casements at the rear. The front bedroom sash and rear kitchen casement were opened and closed. The rear bedroom casement was locked, with no key available. A separate rear bathroom handle was visibly loose.

The brief should preserve those four facts. The writer can describe the sampled operation, the unoperated bedroom window and the located handle defect. There is no basis to say the locked bedroom mechanism failed, that all windows operated correctly or that every handle needs replacement.

If your assessment calls for adjustment or repair of the bathroom handle, give that instruction. If you require a further check of the locked bedroom window, explain the question to be resolved and when. The drafting stage should carry your decision into clear wording, rather than create a diagnosis from the photograph.

Keep visual findings and operation distinct

A window can be viewed without being opened. Equally, opening one unit does not establish the condition of every seal, frame or fitting elsewhere. Ask the writer to retain the distinction between visible condition, operation of the sample and areas that could not be assessed.

Where notes conflict, such as a general “all working” entry beside a missing-key photograph, resolve the discrepancy with the inspecting surveyor. Our guide to drafting queries offers a simple way to return a precise question with its evidence reference.

Review the scope as well as the wording

Before approval, compare the windows paragraph with your opening schedule. Check that restrictions remain property-specific, that recommendations relate to the findings you assessed and that the summary does not imply a wider inspection. Our inspection limitations guide explains how to make those boundaries useful to the reader.

The Survey Edit provides outsourced RICS Level 2 report drafting from your inspection notes, photographs, supplied template and instructions. You retain the inspection, professional judgement and final advice, then review, amend and approve the draft before issue. Enquire about drafting support for your next report.

You inspect. We write.