RICS Level 2 Survey in CM20

A RICS Level 2 Survey, often referred to as a HomeBuyer Report, is a detailed visual inspection carried out by one of our RICS-qualified chartered surveyors. We inspect all accessible parts of the property without lifting floorboards, opening up walls or directly testing services. From the roof down to the foundations, every visible and accessible element is assessed.

We look at the roof structure and covering from ground level, along with chimneys, gutters, rainwater drainage, external walls, windows and doors. Inside the property, we inspect ceilings, walls, floors, kitchens and bathrooms. Our surveyors use a moisture meter to pick up elevated damp readings throughout. Each part of the building is then given a condition rating under the traffic-light system, with written notes setting out what we found and what action should follow.

In CM20, more than 60 to 70% of properties are thought to be over 50 years old, which makes a Level 2 Survey relevant for a large part of the local housing stock. Across Bishop's Stortford, homes from the inter-war and post-war periods regularly show age-related defects, and these are points our surveyors check for as a matter of course on every inspection.

There is also a legal issues section in our report, where we highlight anything your solicitor should investigate further. That can include extensions or outbuildings with no apparent planning permission, alterations to listed buildings, and boundary features that are not clear. Anything urgent that needs specialist investigation before exchange of contracts is pulled into a separate summary section so it stands out.

A Level 2 Survey usually suits properties built after 1900, of conventional construction, and in broadly reasonable condition. In CM20, if a property is pre-1900, listed, heavily altered or simply in poor condition, a RICS Level 3 Building Survey is normally the better option because it goes into more detail. Not sure which level fits a particular Bishop's Stortford property, our team can talk it through before you book.

CM20 sits on geology that includes London Clay, with superficial deposits of River Terrace materials and alluvium along the river valleys. London Clay is a high-plasticity clay soil, which contracts in dry weather and swells again when wet conditions return. That shrink-swell behaviour is classed as a moderate to high risk in the area and can lead to movement beneath foundations.

Homes with shallow foundations, or those standing where clay lies close to the surface, are generally more exposed to foundation movement. The risk tends to increase during and after long dry spells because the ground contracts and foundations may lose lateral support. Once wetter weather follows, the clay expands again, and where the movement is uneven it can produce structural cracking.

During the inspection, we check external walls for diagonal cracking at corners, around door and window openings, and where different structural elements meet. Inside, we look for crack patterns in walls and ceilings as well as uneven floors. If what we see is more in keeping with foundation movement than normal settlement or thermal movement, we make that clear in the report and recommend an assessment by a structural engineer.

Mature trees are another factor in CM20 subsidence risk. Their roots draw moisture from clay soil, which can cause local shrinkage beneath foundations. Our surveyors record the position of mature trees, especially willows, poplars and oaks, where they are close enough to present a risk. Even where a tree has already been removed, the soil can retain desiccation effects for several years, and we note that as well where relevant.

A property with a history of subsidence that has been underpinned or monitored presents a different level of risk from one where movement has not been treated. Our survey looks for signs of past movement and any remedial work, both of which can influence mortgage availability and insurance premiums. We set this out in the report so buyers have the information needed to decide how they want to proceed.

For a typical three-bedroom semi-detached house in CM20, RICS Level 2 Survey fees usually fall between £450 and £700. Across the country, Level 2 Surveys are commonly priced at £400 to £900 depending on value, size and complexity. CM20 generally sits in the mid-to-upper part of that national range, which reflects above-average property values locally and the nature of the housing stock.

The type of property makes a difference to cost. Flats and smaller homes usually sit at the lower end, around £400 to £550. Terraced houses are commonly £450 to £600, semi-detached homes £450 to £700, and detached properties £550 to £800 or more depending on size and complexity. Where a property has several extensions, unusual construction or substantial outbuildings, the inspection can take longer and the fee may be higher.

Some CM20 homes call for more than a Level 2. If the property is pre-1900 or a listed building, a RICS Level 3 Building Survey is often the more suitable choice. The fee is higher because the inspection and reporting are more detailed, but that extra depth is often exactly what is needed for older or more complicated buildings. If you are undecided, our team can advise before you book.

Set against CM20 purchase prices, a survey fee is modest. Flats can be around £190,000, while a detached home may be £600,000 or above, so the cost of the survey is usually a sensible investment. If we identify a serious defect, that can support a renegotiation worth far more than the survey itself, and if the report is satisfactory it still gives buyers confidence to move ahead while recording the property's condition at the point of purchase.

Where our report records condition rating 3 defects, meaning serious or urgent items, we advise getting specialist opinions before exchange. Structural cracking that points towards subsidence should be reviewed by a structural engineer. Concerns about the roof structure are best considered by a specialist roofing contractor. If we flag possible flood damage or damp, a specialist damp and timber surveyor can give a more detailed diagnosis.

It is common for mortgage lenders to ask for specialist reports after a survey has raised concerns. In some cases, they place a retention on the mortgage offer and hold back part of the loan until repairs are completed or the specialist investigations have been reviewed and found satisfactory. Knowing that before exchange helps buyers plan for delays and reduces the risk of pressure building close to completion.

Not every issue is urgent, but condition rating 2 findings can still be useful in negotiations. In CM20, with sale prices often in the £350,000 to £600,000 range or above depending on property type, a repair schedule costing £5,000 to £20,000 can make a real difference. Our report gives buyers evidence to support a request for a price reduction, and many sellers would rather agree an adjustment than lose the sale and put the property back on the market.

Where a listed building in CM20 shows signs of unauthorised alterations, our report gives buyers a basis for raising formal enquiries with East Herts District Council and the seller. Getting the planning and consent position clarified before exchange matters, because it helps avoid taking on legal responsibility for works carried out by a previous owner.

Our involvement does not stop when the report is sent over. We remain available to answer questions and help you work through the findings. If follow-up investigation is needed in the CM20 area, from specialist contractors or engineers, we can explain what kind of specialist is appropriate, even though we do not give personal referrals to named firms.