RICS Level 2 Survey in CM9

A RICS Level 2 Survey, often called a HomeBuyer Report, gives you a detailed visual inspection by one of our chartered surveyors. We check all accessible parts of the property without lifting floorboards, opening up walls or testing services, but we do inspect everything visible for defects, risks and maintenance concerns.

During the inspection, we look over the roof, chimneys, external walls, windows and doors, then move through the inside of the property to check ceilings, walls, floors, kitchens and bathrooms. We also use a moisture meter on walls and floors where needed to pick up elevated damp readings. Every element is given a traffic-light condition rating, backed up with written comments on what we found.

There is also a legal issues section in our report, where we highlight points for your solicitor to check further. That might include extensions or outbuildings without clear planning permission, alterations to listed buildings, or boundary issues visible during the inspection. Where something needs urgent specialist investigation before exchange of contracts, we say so plainly.

For homes built after 1900, using conventional construction and kept in broadly reasonable condition, the Level 2 Survey is usually the right fit. In CM9, that includes much of the local housing stock, from inter-war semi-detached homes and post-war estates to newer developments. If a property is pre-1900, heavily altered or already showing major defects, a RICS Level 3 Building Survey is often the better option.

• Roof structure and covering inspected from ground level
• Chimneys, gutters, and rainwater drainage assessed
• External walls checked for cracking, damp, and failed pointing
• Windows and doors assessed for condition and rot
• Internal walls, floors, and ceilings checked for movement and damp
• Kitchens and bathrooms inspected for water damage
• Damp meter readings taken throughout the property
• Legal issues section covering planning and compliance concerns
• Summary of risks and urgent action items

Subsidence risk is a known concern in Essex, largely due to the London Clay beneath much of the county. Clay soils contract in dry weather and swell again when conditions turn wetter. Over time, that shrink-swell movement can affect foundations, particularly after prolonged dry spells.

On every inspection, we watch for the usual warning signs of foundation movement. That includes diagonal cracking at wall corners and around doors and windows, sticking doors and windows caused by distortion of the frames, and uneven internal floors. If the cracking pattern looks more like subsidence than ordinary settlement, we make that clear and recommend a structural engineer's assessment before exchange.

Homes close to mature trees can face an added ground risk. Roots draw moisture from the surrounding soil, which can cause localised shrinkage beneath foundations. The effect is strongest with species known for large, aggressive root systems, and willows, poplars and oaks are common examples. As part of the inspection, we note trees near the building and flag the risk where it looks relevant.

Not all movement is current, and our Level 2 Survey also looks for signs of subsidence that happened in the past and has since stabilised. Buyers still need to know about that history because it can affect both insurance and mortgage availability. Typical clues include underpinning, repaired cracks filled with different materials, and structural monitoring devices such as tell-tales fixed over wall cracks.

Where we see signs that point to structural movement or poor ground stability, we advise further investigation before you go ahead. In most cases, that means a structural engineer's report to judge the extent of the movement and recommend any remedial work. If potential subsidence is raised in a survey, many mortgage lenders will want that specialist report.

Your report often shapes what happens next in the purchase. Where we identify condition rating 3 issues, meaning serious or urgent defects, we advise getting specialist reports before exchange. So if the roof structure raises concern, we may recommend a roofing contractor's report, and if we see indicators of possible subsidence, we will point you towards a structural engineer's assessment.

Mortgage lenders frequently ask for specialist reports once a survey has raised concerns. In some cases they place a retention on the mortgage offer, keeping back part of the loan until repairs are done or extra investigation has been provided and reviewed. Knowing that before exchange helps you plan properly and can prevent delays at completion.

Condition rating 2 findings are different. They point to repairs that are needed but not urgent, and they often give buyers a solid footing for negotiating on price. A request for a reduction that matches the estimated repair cost is common and often works, because many sellers would rather adjust the figure than lose the sale. Our report gives you clear factual support for that conversation.

Where a property comes back with mainly condition rating 1 items and only a few condition rating 2 issues, buyers can move forward with a clear understanding of the condition at the point of purchase. That written record can also help later on, whether for an insurance claim or when the time comes to sell the property.

Questions after the report are normal, and our team stays on hand to help. If one of the findings is unclear, or you want to talk through what a particular issue means for the purchase, get in touch and we will go through the implications with you. We can also point you towards specialist contractors or engineers in the CM9 area if further investigation is needed.