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RICS Level 2 Surveys

RICS Level 2 Survey in CM6

Chartered surveyors covering Great Dunmow and all CM6 postcodes

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RICS Level 2 Surveys Across CM6

Buying a home in CM6 is a significant investment. Average house prices across Great Dunmow and the surrounding villages have reached £526,926 according to home.co.uk listings data, with detached properties regularly trading above £637,000. Commissioning a Level 2 Survey gives you an independent, expert assessment of any property before you commit - so you know exactly what you are buying into.

CM6 is one of Essex's most characterful postcode areas, home to over 250 Grade I and Grade II listed buildings concentrated in Great Dunmow alone. This historic housing stock - built from traditional brick, timber, and render - carries its own set of potential defects that a standard mortgage valuation will never reveal. Damp penetration, roof deterioration, and outdated electrics are among the most common issues our surveyors find in older CM6 properties.

Our chartered surveyors are RICS-qualified and carry out thorough visual inspections of all accessible areas, producing a clear traffic-light report that flags any issues using a condition rating system. Once the report is in your hands, you can negotiate with confidence, request repairs, or make an informed decision to walk away - all before you exchange contracts.

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CM6 Property Market at a Glance

£526,926

+3%

Average House Price

£637,399

Average Detached Price

homedata.co.uk 12-month data

£428,804

Average Semi-detached

homedata.co.uk 12-month data

£354,135

Average Terraced Price

homedata.co.uk 12-month data

250+

Listed Buildings in Dunmow

Grade I and II combined

+3%

Price Change (12 months)

Overall CM6 postcode

What a RICS Level 2 Survey Covers in CM6

A RICS Level 2 Survey is the home buyer report we usually suggest for conventionally built properties that appear to be in good condition. In CM6, that covers much of the post-war housing stock, including the semi-detached homes found across Great Dunmow, the 1970s and 1980s estates, and newer builds on schemes such as those at Stortford Road in Dunmow.

During a Level 2 inspection, our surveyors make a detailed visual check of the following parts of the property:

Roof structure, covering, and chimney stacks
External walls, render, and pointing
Windows, doors, and external joinery
Gutters, downpipes, and drainage outlets
Internal walls, ceilings, and floors
Roof space and loft insulation condition
Damp and moisture levels throughout
Built-in kitchen appliances and fitted furniture condition
Services including gas, electricity, water, and drainage (visual inspection only)

We score each element using the RICS traffic light system, condition rating 1 for no repair required, condition rating 2 for defects needing attention but not urgently, and condition rating 3 for serious defects that need immediate action. In practice, it is ratings of 2 or 3 that matter most if you are renegotiating the purchase price or asking for remedial works before exchange.

Why CM6's Historic Housing Stock Needs Close Scrutiny

Great Dunmow can trace its history back to Roman times, and you can see that long building story in its residential streets. There are 250 Grade I and Grade II listed buildings in the town alone, so buyers in CM6 are much more likely to come across a home with a layered, complicated past than buyers in a modern suburban postcode.

Pre-1919 homes make up a disproportionate part of the CM6 housing stock, largely because Dunmow is so old, and they bring their own set of issues. Original single-leaf brick walls are far weaker on thermal performance and moisture resistance than the cavity-wall construction that became common after the 1920s. Roof timbers from this era can also be affected by wet rot, insect attack, especially death watch beetle and woodworm, and poor ventilation that leads to interstitial condensation.

Because our surveyors in CM6 know the building patterns seen across the Essex countryside, they know where older homes tend to catch buyers out. On an older Dunmow property, a Level 2 Survey is not just a box-ticking exercise, it is a close, forensic assessment before the building becomes yours.

Even in post-war and more modern CM6 homes, plenty can be missed by a mortgage valuation. Our inspectors regularly report failed cavity wall ties in 1970s construction, cavity wall insulation that has been badly installed and then settled to bridge the cavity, neglected flat roofs over garage extensions, and damp-proof courses that no longer work properly where external ground levels have been raised over time.

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CM6 Property Sales by Type (Last 12 Months)

Detached 45%

Semi-detached 30%

Terraced 18%

Flats 7%

Approximate split based on homedata.co.uk and home.co.uk listing volume data for CM6, Great Dunmow, Essex.

Listed and Conservation Properties in CM6 Require Extra Care

CM6 has more than 250 Grade I and Grade II listed buildings, which makes it one of the most historically important postcode areas in Essex. Buying one is not just buying character, it also means taking on legal responsibility for the building's condition and appearance. Work carried out to a listed building without consent can lead to criminal prosecution, even if you did not know it was listed. Our surveyors can spot signs of unauthorised alterations, lost original features, and structural changes that may call for specialist heritage advice before purchase. If the property is in a conservation area, or you think it may be listed, we strongly recommend speaking to our team about a RICS Level 3 Building Survey, because a Level 2 inspection may not go far enough for the most complex historic buildings.

CM6 Property Prices and What Your Survey Can Save You

Buying in CM6 is not a small commitment. Detached houses average £637,399 and semi-detached properties average £428,804, so the sums involved are substantial. A RICS Level 2 Survey costs a small fraction of that, but what it uncovers can affect the amount you pay, or even whether you decide to go ahead.

Consider a few common scenarios our inspectors encounter in the CM6 area:

A 1930s semi-detached property in Great Dunmow with a defective chimney stack and failed pointing - repair costs can reach £3,000 to £6,000 depending on height and scaffold access
A post-war terraced house with rising damp and a failed damp-proof course - remediation can range from £2,500 to £8,000 depending on extent
A 1970s detached house with cavity wall tie corrosion throughout - a problem that is invisible from outside but can cost £6,000 to £10,000 to fix with specialist wall tie replacement
A Victorian cottage in a Dunmow village with original single-glazed windows and no evidence of a damp-proof membrane at ground level - common across CM6 rural properties

In every case, the survey result became something the buyer could use in negotiations. Many CM6 purchasers rely on condition rating 3 findings to renegotiate the agreed price or ask the vendor to finish remedial works before exchange. Our report gives you firm, factual evidence backed by RICS standards.

Survey Types for CM6 Properties - Which Do You Need?

Property Type	Recommended Survey	Why
Modern new build in CM6 (post-2000)	Snagging Inspection	New builds need defect-specific checks, not a full Level 2
1970s-1990s semi or detached in Great Dunmow	RICS Level 2 Survey	Standard construction, limited historical complexity
Victorian or Edwardian terraced property in Dunmow	RICS Level 2 Survey	Good baseline - upgrade to Level 3 if concerns arise
Grade II listed property or pre-1900 cottage	RICS Level 3 Building Survey	Requires full structural investigation and specialist input
Property with visible damp, cracks or extensions	RICS Level 3 Building Survey	Potential structural issues need deeper investigation

Our team can advise on the right survey type when you request a quote. If in doubt, a Level 3 always provides more detail.

Our Chartered Surveyors in CM6

Every survey we carry out in CM6 is handled by a RICS-qualified chartered surveyor with full professional indemnity insurance. Our inspectors know the Essex market well and are used to the construction features found across Great Dunmow, its surrounding villages, and the more rural parts of the CM6 postcode.

We cover the whole CM6 postcode, including CM6 1, CM6 2, and CM6 3. That includes Great Dunmow town centre, Takeley, Stebbing, Felsted, Little Dunmow, and the rural and semi-rural homes between them. We inspect all sorts of properties here, from small terraced cottages in village settings to large detached rural houses at the edge of the postcode.

Our RICS Level 2 reports are set out in plain English and follow the standard RICS condition rating format. They include a summary of urgent issues, a market valuation, and our advice on any further specialist checks we think are needed. We aim to return the written report within five business days of the inspection.

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How to Book a RICS Level 2 Survey in CM6

Get an instant quote

You can get a fixed price for a CM6 property through our online quote tool. Cost varies by property type, size, and location. There are no hidden fees, the figure shown is the figure you pay.

Confirm your booking

Pick a date that suits you and we will take it from there. Our team arranges access directly with the estate agent or vendor, so once you have confirmed the booking there is nothing further you need to set up.

Our surveyor inspects the property

On the day, our RICS-qualified inspector visits the property and completes a thorough visual inspection. This usually takes two to three hours, depending on the size of the property. You do not have to attend, although you are very welcome to be there.

Receive your report

We send the written report within five business days of the inspection. It sets out condition ratings for each element, includes a market valuation, and explains whether any further specialist investigations are recommended.

Use your findings

Once you have the report, our surveyors can talk you through the findings by phone. The condition ratings and written recommendations can then be used to negotiate with the vendor, ask for repairs, or decide what you want to do next.

Defects Our Inspectors Find in CM6 Properties

Our inspectors see a broad mix of homes across the CM6 postcode, in both age and type. That variety shows up clearly in the issues we find in Great Dunmow and the surrounding villages.

In older pre-1919 homes, especially the listed and unlisted period cottages and terraced houses in Dunmow's historic core, our surveyors regularly record the following:

Rising damp in ground-floor walls where original damp-proof courses have failed or were never installed
Penetrating damp through single-leaf brick walls that lack cavity protection
Deterioration in original timber roof structures, including wet rot in valley gutters and rafter ends
Cracked and eroded pointing in original brick and flint walls
Original cast iron guttering and downpipes that have corroded or become disconnected

Move on to the 1950s through to 1980s estates around Dunmow town centre and the pattern changes. In these properties, we more often find:

Corroded cavity wall ties in properties built between 1945 and 1980 using early iron or mild steel ties
Flat-roof extensions to rear elevations that have reached the end of their serviceable life
Single-glazed windows with failed putty joints and condensation between glazing units where replacement double glazing has been retrofitted
Inadequate loft insulation levels below current recommended standards
Older electrical consumer units that require upgrading for insurance and safety compliance

Finding problems before exchange puts you in a far stronger position to decide what is right for your circumstances. Our report is not there to tell you not to buy, it is there to tell you exactly what you are buying.

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Common Defect Categories Found in CM6 Level 2 Surveys

Damp and moisture 68%

Roof defects 54%

External wall condition 41%

Drainage issues 35%

Electrical system concerns 29%

Approximate frequency based on survey findings patterns in CM6 and comparable Essex market towns. Individual property results will vary.

New Builds in CM6 Need Snagging, Not a Level 2 Survey

There are several active new build developments across CM6, including homes on Stortford Road in Dunmow and higher-value detached houses at The Maypoles in Lindsell, where guide prices reach £1,150,000. New build homes are sold with National House Building Council warranties or similar cover, so many of the issues a Level 2 Survey is designed to assess do not apply in the same way. For that reason, our snagging inspection service is usually the better fit for a new build, as it is designed to identify construction defects before legal completion and gives you documented evidence to present to the developer for remediation. A RICS Level 2 Survey can be carried out on a new build, but a snagging inspection is usually better value and more relevant for that type of property.

Understanding the CM6 Housing Market Before You Buy

CM6 stretches across a mixed part of north-west Essex, centred on Great Dunmow as the main market town and reaching out to smaller villages and rural communities. The housing market mirrors that spread. Asking prices run from starter flats at around £211,339 to large detached homes and character cottages selling at well above £600,000.

According to home.co.uk data, house prices in CM6 have risen by approximately 3% over the last 12 months, broadly following the national pattern of renewed activity after the 2022 peak. Zoom in further and the picture is slightly different, as CM6 1 has recorded a 0.5% fall over the same period, which points to some softening in Great Dunmow itself even while the wider postcode remains in positive territory.

The balance of housing in CM6 is weighted strongly towards owner-occupied family homes. Detached houses make up the biggest share of sales by volume, with semi-detached and terraced properties following behind, and a smaller market for flats. You see the same pattern in the villages, in the rural parts of the postcode, and on streets in Dunmow town centre.

That mix of rising prices and a sizeable stock of older homes is one reason a proper survey matters in CM6. With average pricing at £526,926, buyers are taking on risks that a mortgage valuation, which is there to protect the lender rather than you, will not explore. Our Level 2 Survey fills that gap with independent professional advice on the condition of the property.

CM6 RICS Level 2 Survey Questions

How much does a RICS Level 2 Survey cost in CM6?

Level 2 Survey prices in CM6 depend on property type and floor area. For a typical three-bedroom semi-detached house in Great Dunmow, prices start from £399. Larger detached homes, and properties with outbuildings or substantial land, are priced to reflect that. For an exact fixed price on your specific CM6 property, use our online quote tool, and no extra charges are added after booking.

Do I need a survey if the mortgage lender has already arranged a valuation?

Yes, you usually do. A mortgage valuation commissioned by your lender is only there to confirm that the property offers adequate security for the loan. It is not a survey, and it is not carried out on your behalf to assess condition. Many mortgage valuations are nothing more than drive-by checks or desk-based reviews with no physical inspection at all. Our RICS Level 2 Survey is different, it is completed by a RICS-qualified chartered surveyor, instructed by you, and gives you an independent assessment of the property's condition before you commit to the purchase.

How long does a Level 2 Survey take on a CM6 property?

For most properties in CM6, the on-site inspection itself takes two to three hours. Larger homes, or ones with more complex features, can take a little longer. After that, we prepare the written report and deliver it within five business days. We will confirm the expected turnaround when you book, and if your exchange timetable is tight we can discuss expedited delivery.

CM6 has a lot of old properties - should I get a Level 2 or Level 3 Survey?

A RICS Level 2 Survey suits most conventionally built CM6 properties that look to be in reasonable condition. That includes the majority of post-war and newer homes in Great Dunmow and the surrounding villages. Where a property was built before 1919, is Grade II listed, shows obvious structural concerns such as significant cracking, or uses an unusual construction method, a RICS Level 3 Building Survey is the better choice because it goes into more detail. If you want guidance, our team can advise on the right survey level when you request a quote, just send us the property details and we will recommend accordingly.

What happens if the survey finds problems with the CM6 property I am buying?

Our survey report gives a condition rating and written description for every element we inspect. The items buyers most often use in negotiations are condition rating 3 issues, because these are the ones needing urgent attention. Once the report is in your hands, you may decide to negotiate a price reduction based on the cost of remediation, ask the vendor to carry out specified repairs before exchange, request additional reports such as a structural engineer or damp specialist report at the vendor's cost, or, in more serious situations, withdraw from the purchase entirely. We are also available by phone to talk through the findings and help you judge which points are strong grounds for renegotiation.

Do you cover villages and rural properties within the CM6 postcode?

We cover the whole CM6 postcode, from Great Dunmow town centre to the surrounding villages and rural areas inside the postcode boundary. That includes Takeley, Stebbing, Felsted, Little Dunmow, Lindsell, and the other rural communities in this part of Essex. If the property you are buying is rural, a converted barn, or has outbuildings within CM6, we can include those too, just tell us the full extent of the property when you ask for your quote.

Can I attend the survey inspection at the CM6 property?

You are welcome to attend the inspection if that is helpful, although it is not necessary. Our surveyor will carry out the same survey whether you are there or not. Some buyers like to join the surveyor at the end for a walk round the property and a brief discussion of initial findings before the written report is produced. If you would like to attend, mention it when booking and we will make sure the arrangement is passed on to the agent or vendor providing access.