RICS Level 2 Survey in Hutton

Our RICS Level 2 Survey, previously called a HomeBuyer Report, gives a detailed picture of a property's condition without the deeper investigation of a Level 3 Building Survey. We inspect all accessible parts of the home, including the roof space where it is safe to enter, along with walls, floors, windows, doors and permanent fixtures. We then assess the overall condition and highlight defects that could affect value or lead to future maintenance. Each part of the property is marked with a clear traffic light system, so any areas of concern stand out straight away.

That format works especially well in Hutton because the housing stock is so mixed. There are historic Grade II listed homes around Hutton Village, including buildings dating from the 17th century such as Hutton Hall and 18th-century properties such as Hutton House on Rayleigh Road, as well as developments built from the 1950s onwards. Our surveyors know the kinds of defects that can turn up across that range, from damp in older brickwork laid in Flemish bond to issues linked to the construction methods used on newer estates.

The condition ratings are simple to follow, red for urgent issues needing immediate attention, amber for defects that may need budgeting for or raising in negotiations, and green where the element is in satisfactory condition. That gives buyers a straightforward view of what they are taking on and can be useful when renegotiating the purchase price if major defects come to light. The report also includes a market valuation and a rebuild cost assessment, both particularly relevant in Hutton where family homes often exceed £500,000.

We look carefully at the main parts of the building. External walls and structural elements are checked for movement, cracking and deterioration. We inspect the roof covering, flashing and chimney for leaks or damage, assess windows, doors and joinery for condition and operation, and carry out damp and timber checks for signs of moisture penetration or rot. Visible plumbing and electrical installations are reviewed too, along with boundaries, drives and any outbuildings.

• External walls and structural elements
• Roof covering, flashing and chimney condition
• Windows, doors and joinery
• Damp and timber condition assessment
• Plumbing and electrical visible installations
• Boundaries, drives and outbuildings

There has been fresh building activity locally as well. That includes the gated scheme by Daniel James Developments on North Drive, CM13 1SH, where family homes are priced from around £775,000, and the Brookfield Close redevelopment by Brentwood Borough Council, which is delivering 62 new homes including affordable housing options across detached, semi-detached, terraced properties and apartments. Even with a ten-year structural warranty, our Level 2 surveys can still pick up snagging, workmanship issues and areas where the builder's warranty may offer limited protection.

For buyers of new build homes, we can also carry out a snagging survey before the warranty period runs out. This can be particularly helpful at Brookfield Close, where the scheme includes detached, semi-detached and terraced houses alongside one and two-bedroom apartments. Our inspection is designed to spot cosmetic and structural defects that should be raised early, so the property is handed over in the condition expected.

Many people assume a brand-new home does not need a survey because it has an NHBC warranty. In practice, that is not always enough. We have found issues in new builds ranging from poor ventilation in roof spaces to defects with window installation, plumbing fittings and external render. Not everything falls within the warranty, and recording problems at the point of purchase can be vital if a future claim has to be made. Our Level 2 survey provides a complete record of the new property's condition.

One reason surveys matter so much here is the sheer range of homes in Hutton. The area is often described as split between modest housing estates and the largely affluent Hutton Mount district. Around All Saints Church and Hutton Hall, the older village includes homes dating back to the 17th century, while Hutton House on Rayleigh Road dates from 1746. Period buildings of this kind often use traditional red brick in Flemish bond, and that brings its own set of issues which our surveyors know to watch for.

West of the old village, the picture changes. This part of Hutton expanded significantly from the 1950s onwards, and the subsidiary church of St Peter was built in the 1950s to serve those newer developments. As a result, the area contains a large amount of post-war housing alongside more recent construction. Those properties can present a different mix of concerns, from concrete foundations found in post-war homes to compliance with modern building regulations in newer ones.

Because of that mix, we shape our Level 2 surveys around the property in front of us. In older homes, we pay close attention to traditional features, damp penetration and the condition of historic joinery. In more modern houses, we focus on building regulations compliance and any defects that may have appeared since construction. The River Wid forms part of Hutton Country Park's northern boundary, so for homes near watercourses we also note any flood risk considerations.

At the higher end of the market, Hutton Mount stands out. The area is known for substantial detached properties set on generous plots, often with larger gardens, outbuildings and more complicated roof structures. These homes need careful inspection, and our surveyors are used to dealing with that level of property. In a part of Hutton where values are high, even defects that appear minor can translate into major repair costs.

After surveying many properties across Hutton, certain patterns come up repeatedly. In older homes built before 1919, damp penetration is a regular issue, especially in solid wall construction where cavity wall insulation is not present. Traditional red brick, including the brickwork seen around Hutton Village, can also suffer mortar deterioration over time, and that can let moisture into the structure.

Homes from 1945 to 1980 tend to come with a different set of risks. We often see concrete foundations that may be vulnerable to sulfate attack, original timber windows in need of renovation or replacement, and dated electrical installations that may fall short of current standards. Quite a few also still have older heating systems nearing the end of their working life.

Newer does not always mean trouble-free. We regularly identify defects in roof tiling, especially in more exposed positions, and issues with the quality of work in extensions or loft conversions that may not have been properly checked during the building control process. Our reports flag these points clearly, giving buyers the detail they need either to decide whether to proceed or to negotiate sensible allowances.