RICS Level 2 Survey in CM19

Roydon sits within CM19, which also covers the western edge of Harlow, a New Town with a very particular housing story. Harlow was master-planned from 1947 onwards, so there is a heavy concentration of homes put up between 1947 and the mid-1970s. A large share of that stock is now over 50 years old, which is the point at which surveyors will often suggest a more detailed inspection. For properties like these, the RICS Level 2 HomeBuyer Report is usually a good fit, giving buyers a clear view of present condition before ownership changes hands.

In the last 12 months, prices in CM19 fell 2% and remain 8% below the 2022 peak of £380,941, which leaves buyers with room to negotiate. A survey that sets out evidence of defects can materially strengthen that position. Average asking prices are £408,702, while average sold prices are £351,893, so the gap between seller expectations and achieved values is already clear, and a survey report can help account for it and narrow it.

Parts of Roydon also fall within CM19, and that brings older homes and Grade II listed buildings into the picture. Our surveyors know the local spread of property types and shape their inspection notes around it, pointing out where a building's age or method of construction means specialist follow-up is sensible. Where a property sits in a higher-risk bracket, for example a listed building, we will tell you if a Level 3 Building Survey is the better choice.

CM19 has a dense run of post-war New Town homes, so our surveyors see a familiar pattern of defects across this postcode. That local experience matters. It helps buyers go in with sensible expectations and ask the right questions before they commit.

• Damp penetration - Failed or absent damp-proof courses and compromised external rendering are common in properties built between 1945 and 1970. Signs include tide marks on internal walls, flaking plaster, and musty odours. Our surveyors check internal and external walls using a calibrated damp meter.
• Roof deterioration - Concrete interlocking tiles fitted in the 1960s and 1970s are prone to algae growth, cracking, and loss of surface aggregate. Felt underlays beneath these tiles have a 25-30 year lifespan, so many CM19 roofs are overdue for attention.
• Cavity wall insulation problems - Retrospective cavity fill using polystyrene beads or mineral wool can cause damp bridging when not installed correctly. We look for evidence of cold or damp patches at mid-wall height and recommend specialist thermal imaging surveys where the risk is high.
• Electrical systems - Properties that retain their original 1950s or 1960s wiring with a Wylex fuse board rather than a consumer unit with RCD protection should have an Electrical Installation Condition Report (EICR) commissioned before exchange.
• Subsidence and movement - While CM19 is not a high-shrink-swell clay area like parts of London, movement cracking in older properties does occur. We assess crack pattern, width, and distribution to determine whether settlement is active or historic.
• Poor drainage and guttering - Blocked or failed gutters and downpipes are a persistent source of water ingress in properties of all ages. Our inspection records the condition of the external drainage at roof level and ground level.

Each defect is set out in writing with a description, a condition rating, and an indication of what is likely to be needed next. If repair is urgent, we say so plainly. If the issue is minor and routine maintenance should deal with it, we make that clear as well, so there is no unnecessary alarm.

Survey fees in CM19 are shaped by the national average for RICS Level 2 reports, but also by local points such as size, value, and construction type. Nationally, a RICS Level 2 HomeBuyer Report costs around £455 on average, with a typical range of £416 to £639. CM19 is in Essex and within commuting distance of London, so pricing here is generally more in step with the South East average than with cheaper northern regions.

Value is the main driver of price. A home worth more than £500,000 averages around £586 for a Level 2 survey, while one under £200,000 comes in at around £384. For CM19's typical semi-detached property at £432,636, most buyers should plan for a mid-range fee. Size matters too, with a one-bedroom flat averaging £402 nationally and a five-bedroom house averaging £559.

Some buildings cost more to inspect, and in some cases the right recommendation changes altogether. Homes built using non-traditional methods, pre-fabricated concrete panels, or system-built construction, all types seen in parts of Harlow's New Town development, may call for a Level 3 Building Survey instead of a Level 2. Our quote engine asks about the construction type at the outset so we can point you towards the right survey at the right price.

• One and two-bedroom flats in CM19: from £395
• Standard terraced and semi-detached properties to £400,000: from £455
• Larger or higher-value properties £400,000-£600,000: from £510
• Non-standard construction or older period properties: quote on enquiry