RICS Level 2 Survey in CM22

Our RICS Level 2 Homebuyer Survey is a standardised inspection aimed at the condition of a residential property. We check the main structural elements that are visible, without lifting fixtures or removing fittings, so you get a dependable picture of the property's state on the day we inspect it.

The inspection covers the following areas of the property:

• Roofs, chimneys, and flashings
• External walls, windows, and doors
• Internal walls, ceilings, and floors
• Basement and cellar (if accessible)
• Roof space (where safely accessible)
• Heating, drainage, and electrical services (visual inspection only)
• Damp, rot, and timber defects
• Gardens, boundaries, and outbuildings

We score each element on a three-point condition scale. Rating 1 means no repair is needed at present. Rating 2 points to defects that need attention, but not urgently. Rating 3 marks serious defects that need immediate investigation or urgent repair. It is a simple way to sort out what you may need to deal with before completion, or soon after you buy.

The Level 2 report also has a summary of issues for your legal adviser to consider, a valuation section if you select the version with a market valuation, and notes on anything that could affect the reinstatement cost for insurance. For most properties in CM22 built after 1945 and kept in reasonable overall condition, we would usually regard a Level 2 survey as the right option.

From our work across rural Essex, we know some defects appear in CM22 more regularly than in other places. Knowing the likely trouble spots before you instruct us can make the final report less of a surprise.

The most frequently recorded defects in our CM22 reports include:

• Clay shrink-swell subsidence causing cracking to walls and foundations
• Penetrating damp through deteriorating render on older cottages and farmhouses
• Rising damp where original damp-proof courses have failed
• Roof tile slippage and cracked flashings around chimneys
• Condensation and mould growth in poorly ventilated bathrooms and loft spaces
• Outdated consumer units and wiring that does not meet current Part P regulations
• Timber decay and woodworm in older roof structures
• Blocked or inadequate rainwater goods causing water ingress at wall heads

Flooding is not usually the main issue, but it can matter for some CM22 homes. The River Stort runs through or close to parts of the postcode, and long periods of heavy rain can bring a surface water flooding risk. We note any visible signs of past flooding, including tide marks, staining below floor level, or salt deposits on internal walls. We also advise buyers to check the Environment Agency's long-term flood risk maps before committing to a purchase near watercourses.

Listed buildings in CM22 villages including Henham, Takeley, and Ugley need a different level of care. Traditional timber-frame construction, lime mortar pointing, and original single-glazed windows all call for specialist assessment. If the property you are buying is listed, our surveyors will point out where specialist conservation reports may be needed, and where listed building consent could be required before repairs are carried out.

CM22 is seeing steady new residential development. Bloor Homes is building at Elsenham, CM22 6DH, with two- to five-bedroom homes priced from approximately £415,000 to £715,000. Bellway's Hare's Leap scheme has four and five-bedroom homes priced between £650,000 and £1,300,000. A number of smaller bespoke developments are also in progress around the edges of Elsenham village.

A RICS Level 2 survey can suit a new build, though we adjust our approach where a property is newly completed or still being built. On these inspections, we concentrate on snagging matters and on whether the building appears to have been finished to the standard shown in the plans and in line with current Building Regulations. In new CM22 homes, common snagging points include badly fitted kitchen and bathroom fixtures, incomplete pointing, poor drainage falls, and external landscaping left unfinished.

CM22 is not only about modern housing. The area also has a strong supply of historic buildings. Across the Uttlesford district there are approximately 3,700 listed buildings, and CM22 villages account for a substantial share of them. Henham has the Grade I listed Church of St Mary the Virgin as well as many Grade II listed cottages and farmhouses. Takeley includes the Grade I listed Church of the Holy Trinity and the Grade II* listed Chestnuts. If you are buying a listed building in these villages, we strongly advise moving up to a RICS Level 3 Building Survey rather than relying on a Level 2, because the extra depth is justified.

Homes within the Smiths Green Conservation Area in Takeley deserve especially careful review. The designation protects the character of the historic buildings around the village green, and repairs or alterations have to be done with suitable traditional materials and methods. Our surveyor will identify where conservation restrictions affect the property, and where listed building consent may be needed before ordinary repair work can go ahead.

In CM22, survey fees are shaped by the size, value and complexity of the property. The postcode falls within the South East market, and our prices reflect that. Across the country, a RICS Level 2 survey costs between £416 and £639 on average, with the national average at around £455. In CM22, where average house prices are £537,768, a typical home will usually sit towards the middle or upper end of that range.

As a guide, our typical pricing by property size in CM22:

• 1-bedroom flat or apartment: from £400
• 2-bedroom house: from £420
• 3-bedroom house: from £440
• 4-bedroom house: from £495
• 5-bedroom or larger: from £560
• Properties valued above £500,000: from £590

Some properties do cost more to inspect. Non-standard construction, listed building status, and unusually large plots can all add to the fee. We give you a fixed fee quote before you book, so the invoice should not come as a surprise. You can use our online form to get a quote matched to the specific property you are buying in CM22.