RICS Level 3 Building Survey in IG3 (Seven Kings & Goodmayes)

We designed our Level 3 Building Survey for properties that are 70 years or older, have been heavily altered, show visible signs of deterioration, or are of non-standard construction. In IG3 that covers the Victorian and Edwardian terraced houses around Seven Kings High Road, the 1920s and 1930s bungalows in the Bungalow Estate Conservation Area, and any period home where there may be hidden structural concerns. The survey looks closely at all visible and accessible parts of the building, from walls, floors and ceilings to roofs, chimneys and built-in fixtures.

Load-bearing walls, foundations, floors and the roof structure all come under scrutiny from our inspectors. We look for movement, cracking, subsidence and timber decay. In IG3 properties, our surveyors also keep an eye out for damp penetration through solid walls, worn brickwork, and original drainage systems that may be nearing the end of their lifespan. Many Victorian and Edwardian homes here were built with shallow foundations, so uneven settlement can happen over time, especially if soil conditions shift.

The report uses a clear condition rating system, so defects needing immediate attention are easy to spot, as are issues that should simply be watched and minor points worth recording. We set out recommendations for repairs, further specialist investigations and, where appropriate, estimates of likely repair costs. That level of detail can help with seller negotiations, budgeting for renovations, or deciding not to go ahead. In IG3, where average values exceed £500,000, that insight can make a real difference to protecting a sizeable purchase.

Built in East London, Victorian and Edwardian homes in IG3 were often made with solid brick walls, London stock bricks and lime mortar. Those older materials breathe differently from modern cavity wall construction, and they can suffer from dampness if the building has been badly altered. Our inspectors understand those methods and can pick out where modern works have damaged the original fabric. Roofs are checked too, because period houses often have complex layouts, multiple pitches, dormer windows and plenty of chimneys, all of which create routes for water to get in.

• Complete structural assessment
• Damp and moisture analysis
• Roof and chimney inspection
• Foundation and subsidence evaluation
• Electrical and plumbing overview
• Energy efficiency observations
• Repair cost guidance
• Professional expert recommendations

Victorian and Edwardian homes in IG3 often show the sort of defects our Level 3 Survey is built to pick up. Dampness is one of the most common, and it can appear as rising damp, penetrating damp or condensation. Solid brick walls, common in period properties, do not have modern cavity insulation, so moisture can make its way through more easily. Ventilation problems, sometimes made worse when original sash windows have been replaced with double-glazing, can trap moisture and lead to condensation. Our inspectors use moisture meters and thermal imaging equipment to work out the extent and cause of the damp, and to tell genuine rising damp from condensation that could be improved through better ventilation.

Structural movement is a serious concern in IG3 too. The London Clay beneath the area expands and contracts with changes in moisture, so foundations can shift over time. That often shows up as diagonal cracking in walls, especially around doors and windows, floors that slope unevenly, and doors and windows that stick or won’t close properly. Our inspectors are experienced in separating minor settlement cracks from more significant structural movement that needs urgent attention. We record crack patterns with measurements and photographs, so we can judge whether movement is active and what should happen next.

Older IG3 properties often come with outdated electrical and plumbing systems. Original wiring may fall short of current regulations and can present a fire risk, while old lead pipes or galvanised steel plumbing can affect water quality and are liable to leak. Our survey includes a visual check of these services, and we flag any obvious concerns that should be investigated by qualified electricians or plumbers before completion. Many period homes still have original cast iron soil stacks and lead supply pipes, and these may be close to the end of their workable life.

Clay ground conditions make drainage problems particularly relevant in IG3. Early butt-jointed drains can leak, changing soil moisture levels and triggering ground movement, which in turn can contribute to subsidence. Deteriorating clay drainage systems, common in houses built before the 1970s, may allow seepage that worsens shrink-swell behaviour in the underlying London Clay. Our inspectors examine visible drainage runs and note any signs of leakage or poor falls that could create trouble later. Where drainage faults are already known, they need careful attention, because repair bills can be substantial.