RICS Level 3 Survey Harlow CM20

Harlow grew up as a New Town after World War II, and most of its housing was put up between 1945 and 1980. That post-war stock is usually sound, built in the traditional way with cavity walls and brick external walls, but our inspectors still pick up the same themes again and again. Brick, often red or brown, render finishes and concrete tile roofs are common across the area, so damp penetration, roof tile deterioration and condensation turn up time after time. Around 55.4% of Harlow's homes date from this era, so in CM20 this is the type of property we are most likely to be looking at.

Below Harlow, the ground itself brings its own issues. CM20 sits on London Clay, an expansive soil that swells and shrinks as moisture levels change. That shrink-swell movement can lead to subsidence or heave, especially where foundations are shallow or mature trees are nearby. Our surveyors look for the warning signs, from cracking patterns to more subtle movement, then set out how serious it is and what may be causing it. Because the shrink-swell risk is high here, foundation defects sit among the most common serious problems we report.

In the older corners of Harlow, especially within or close to the Old Harlow Conservation Area, some homes go back to Victorian or Edwardian times. These solid-walled buildings need a different sort of attention, because they are nothing like modern cavity wall construction. Historic fabric, hidden decay and the tighter planning controls that apply to listed buildings and conservation area properties all have to be weighed up. Harlow has ten conservation areas in total, and Old Harlow is the oldest, designated in 1969, with historic buildings on Market Street, Fore Street and High Street.

Flooding is another CM20 concern we take seriously. Harlow is recognised nationally by the Environment Agency as a Flood Risk Area, and the River Stort runs along the town's northern edge. Surface water flooding has affected a number of homes in recent years, so our surveys look at signs of flood risk, any existing damage and the vulnerabilities that may matter later. Around 1,680 residential properties in Harlow were identified as being at risk in a 1 in 100-year storm event, and that could rise to around 2,390 properties if future climate change impacts bite. Across the town, Critical Drainage Areas have also been identified where surface water flooding affects homes and infrastructure.

• London Clay shrink-swell risk
• Surface water flood exposure
• Post-war construction challenges
• Conservation area restrictions
• Asbestos in pre-2000 properties
• Foundation movement indicators

The RICS Level 3 Survey is the most detailed type of inspection we provide, and it goes well beyond a standard HomeBuyer Report. Our surveyors look at the whole property, inside and out, and produce a report that usually runs to 30-40 pages or more for a standard house. Each element inspected, from the roof covering down to the foundations, is given a clear condition rating, so repairs can be prioritised and urgency understood. Every section sets out what we found, how the defect is likely to have developed and what it means for the building's long-term structural integrity.

For CM20 buyers, the Level 3 Survey tackles the risks tied to local construction and ground conditions. We inspect walls, floors, ceilings and stairs, look over the roof structure and covering, check windows and doors, and review drainage and damp-proofing. Our surveyors also look for timber decay, pest infestation and any alterations made to the original build. Given that around 55% of Harlow's homes were built between 1945-1980, we often come across issues linked to the methods used then, including concrete tile deterioration and original damp-proof course failures.

We include practical advice on repairs and maintenance, along with estimates of likely costs. That sort of financial clarity can help you negotiate with the seller if serious issues turn up, or plan what you may need to spend once the property is yours. For homes in flood-risk parts of CM20, we also give specific guidance on flood resilience measures and any flood damage that should be dealt with. Our cost estimates are broken down by priority, so it is clear what needs attention now and what can wait.

• Complete structural examination
• Detailed defect analysis with photos
• Cost estimates for repairs
• Priority ratings for issues
• Flood risk assessment
• Specialist advice for older properties

CM20 is still seeing plenty of new development, with several major schemes adding homes across the postcode. The Laurels on Second Avenue includes properties from Barratt Homes, while Gilden Park in Old Harlow brings new homes from Taylor Wimpey and Bovis. The Newhall development and Edinburgh Way also add to the area's new housing stock. Crown Gate provides luxury apartments for rent in the town centre. These modern homes benefit from current building regulations, but they can still hide defects that only a trained eye will pick up.

We inspect new-build properties with the same care as older homes, checking the standard of construction, whether windows and doors have been fitted properly, how well insulation and damp-proofing have been installed, and the condition of fixtures and fittings. Across Harlow, we have found issues ranging from poor ventilation to weak sealing around windows in newly built homes. Even where a property meets modern standards on paper, the pace of development can mean shortcuts slip through, and our independent inspection gives you a clear picture of what you are really buying.

For buyers taking on off-plan homes or properties still under construction, we also offer snagging inspections that pick out defects before completion. That is especially useful given the scale of development in CM20, where hundreds of new homes are being delivered each year. Our independent assessment gives you leverage to ask the developer to put things right before they become your problem. With the life sciences, advanced manufacturing and logistics sectors driving employment growth in Harlow, demand for new housing keeps rising, and proper construction checks matter more than ever.

From our experience surveying across CM20, there are a number of defects we see regularly. Knowing these common problems helps you understand what the survey may bring up and what questions are worth asking. The dominant London Clay geology means subsidence and foundation movement are among the most serious issues we identify, especially in properties with shallow foundations or near mature trees that draw moisture from the soil.

Damp-related problems are another regular finding, especially in the large share of homes built between 1945-1980. Rising damp, penetrating damp and condensation are all common, often linked to failed damp-proof courses, poor ventilation or missing pointing in external walls. Because many Harlow properties have solid brick walls rather than modern cavity wall construction, these issues can be more common and may need specialist assessment. Our surveyors know how to tell the difference between small damp stains and genuine defects that need remedial work.

Roof issues show up often in our reports, from slipped or broken tiles on pitched roofs to worn flat roof coverings. Many mid-20th-century homes still have their original roof coverings, and some are now reaching the end of their useful life. We also frequently identify problems with roof space insulation, ventilation and the state of felt underlay. In areas with mature trees, leaf build-up and moss growth can speed up roof deterioration.

Asbestos-containing materials are still something we consider in properties built before 2000. They are not obvious to the untrained eye, but our surveyors know where to look for possible ACMs in textured coatings, insulation boards and pipe lagging. If asbestos is suspected or identified during the inspection, we can advise on its condition and what action is sensible. In conservation areas, we also review historic features that may need specialist conservation expertise during any renovation work.