RICS Level 2 Home Survey in Melbourne

Our RICS Level 2 Home Survey, previously called the Homebuyers Survey, suits properties that appear to be in reasonable condition and gives a thorough view of the property's visible structure and state of repair. We inspect all accessible parts of the home, including the roof space where safe access is available, along with walls, floors, windows, doors and the surrounding grounds. The survey also includes a market valuation and a reinstatement cost assessment, which matters for insurance and for checking that you are not overpaying. We carry out a non-invasive visual inspection in line with RICS technical standards, so we assess what can be seen without moving furniture or opening up the structure.

In Melbourne, getting the valuation right really matters. Prices are around 10% down on the previous year according to home.co.uk listings data, so our Level 2 survey combines that valuation with a close condition assessment to help you judge the purchase properly. The report uses a traffic light format, red for serious defects needing urgent action, amber for problems that may need negotiation, and green for elements in satisfactory condition. It is a straightforward way to sort urgent work from items that can wait. It also helps test the asking price against current Melbourne market conditions, where 63 properties have sold in the last year.

Across Melbourne, the housing stock ranges from traditional terraced houses in the town centre to detached homes around the surrounding parklands, and this survey fits that mix well. Our surveyors know that properties here can have age and construction details that affect condition, value and future upkeep, and the report draws attention to the points that matter for this location. That includes anything likely to influence the property's value or your maintenance budget. With a Victorian or Edwardian home in Melbourne, for instance, we would comment directly on issues often associated with that period, including the solid wall construction found in many older buildings across the town.

Energy efficiency is covered as part of the RICS Level 2 survey too. We highlight places where improvements may reduce running costs and lift the property's environmental performance, which is often relevant in Melbourne where older homes can offer real scope for upgrades. Our report will point out obvious concerns such as single glazing, missing insulation or older heating systems that could push up ongoing costs once you own the property.

• Structural condition assessment
• Visible defects and disrepair
• Market valuation
• Reinstatement cost for insurance
• Energy efficiency matters
• Legal considerations highlighting

From the properties we survey across Melbourne, a few issues come up again and again. Damp is common in Victorian and Edwardian homes, which form a sizeable part of the local housing stock. It is often more pronounced in buildings with solid walls rather than cavity wall construction, where moisture can pass through more readily. We regularly find damp in older homes, especially where underfloor ventilation is poor. Traditional methods seen in Melbourne, including Flemish bond brickwork, can be attractive but often leave properties more exposed to damp penetration than modern cavity wall construction. We check for rising damp, penetrating damp and condensation, and where appropriate we use thermal imaging equipment to help identify moisture ingress.

Roofs are another area where defects often show up. Faulty rainwater goods can lead to water ingress and the damage that follows, and while the traditional red clay and Staffordshire blue clay roof tiles seen on many properties are long-lasting, they can still crack or slip, especially after severe weather. We inspect roof coverings, gutters and downpipes carefully and note any defects that may create problems later. Staffordshire blue clay tiles are especially associated with properties in the Melbourne Parklands area, where estate farmsteads were built with that distinctive dark roofing material. In our experience, homes with older roof coverings often need notable maintenance spending within the first few years of ownership.

Subsidence is a real issue in Melbourne because of the clay soils. Where trees are close to foundations, or where a building stands on ground with high clay content, movement can occur as moisture levels change and the soil expands and contracts. In one recent survey of a 1960s bungalow in Melbourne, we found significant subsidence affecting an extension and part of the original property, with trees pushing against boundary walls. Our Level 2 survey looks for signs of subsidence or movement and recommends the next steps where needed. Typical warning signs include cracking to walls, sticking doors and windows, and uneven floors, all of which can point to structural movement that needs further investigation.

Older homes in Melbourne often raise concerns with electrics. Properties built before the 1970s may still have installations that fall short of current regulations and could present a safety risk. As part of the survey, we visually assess the consumer unit, the apparent age of the wiring and the position of sockets, and where concerns arise we recommend a full inspection by a qualified electrician. Boundary walls also come up regularly. We often find deterioration where walls have been affected by tree roots or have simply reached the end of their structural life, and the local clay soils can make matters worse as the ground moves over time.

• Rising damp in solid wall properties
• Defective roof tiles and rainwater goods
• Subsidence and foundation movement
• Poor underfloor ventilation
• Boundary wall deterioration
• Outdated electrical installations