RICS Level 2 Survey in the City of London

A RICS Level 2 Home Survey, formerly known as the HomeBuyer Report, provides a comprehensive visual inspection of the property's condition without invasive investigations. Our inspectors examine all accessible areas including walls, floors, ceilings, roofs, and the integrity of the building's structure. In the City of London, where properties range from centuries-old Georgian buildings near St Paul's to brutalist Barbican flats and sleek modern developments near Liverpool Street, this survey format is ideally suited to identify common defects that affect the local housing stock.

The survey includes a detailed assessment of the property's main structural elements, external walls, roof spaces (where accessible), and interior finishes. Our inspectors specifically look for signs of damp and mould, which are particularly prevalent in older City properties with solid walls lacking modern insulation, and roof conditions that often reveal issues with aging slate and tile coverings on period buildings or flat roof problems on post-war blocks. We also examine the condition of windows, doors, and joinery, as well as any extensions or modifications that may have been made to the property.

Additionally, our Level 2 survey covers essential services such as electrics, plumbing, and heating systems. Many properties in the City of London, particularly those built before the 1970s, may still contain original wiring systems and older pipework that could pose safety risks or require expensive upgrading. The survey will highlight any obvious defects, outdated installations, or areas where immediate attention is required, giving you a clear picture of the property's overall condition before you commit to the purchase.

Our surveyors also assess the property's exposure to environmental risks specific to the City. This includes evaluating flood vulnerability in areas prone to surface water flooding around Blackfriars and Holborn Viaduct, checking for signs of past or present structural movement caused by London clay soil shrinkage, and identifying any potential issues with the building's foundations that could affect long-term stability. For properties in the Barbican Estate or other post-war developments, we pay particular attention to the condition of concrete elements and any signs of reinforced concrete degradation that can affect these modernist structures.

• Wall and ceiling condition
• Roof and chimney assessment
• Damp and timber decay detection
• Electrical and plumbing inspection
• Window and door examination
• Property valuation
• Flood risk assessment
• Structural movement indicators

The underlying geology of the City presents another significant concern. London clay soil shrinks during dry periods and swells when saturated, causing foundations to shift and potentially leading to subsidence. This is particularly relevant for Victorian and Edwardian properties in areas such as Farringdon and Blackfriars, where our surveyors frequently identify signs of structural movement including diagonal cracks exceeding 3mm, uneven floors, and doors or windows that stick in their frames. Properties on streets like New Bridge Street, Farringdon Street, and along the riverside are particularly susceptible to these foundation issues.

Surface water flooding hotspots around Blackfriars, Holborn Viaduct, New Bridge Street, and Farringdon Street also mean that flood risk assessment forms an important part of our survey in certain locations. While the Thames Barrier provides protection from tidal surges, the increase in intense rainfall events has made surface water flooding more common across the City. Our inspectors examine the property's elevation, drainage systems, and any history of flooding to provide you with an accurate risk assessment.

The City of London's 600-plus listed buildings require particular attention during the survey process. For properties with listed status, often found near St Paul's Cathedral, along Queen Victoria Street, or within the Barbican Conservation Area, our surveyors assess the condition of historic features while noting any alterations that may require retrospective planning permission. These properties may also have specific maintenance requirements that affect running costs and future investment.

The City of London property market has experienced significant changes in recent years, with average prices falling 14% from their previous highs and a 34% decline from the 2018 peak of £1,296,039. Despite these corrections, property values remain substantial, with the most exclusive addresses around Houndsditch achieving prices exceeding £1.8 million. In a market where even a modest flat in EC4 commands around £567,000, the investment in a professional survey provides essential protection for your financial commitment.

New developments continue to transform the City skyline, with projects like the York Way Estate delivering 91 net-zero carbon homes and the Sydenham Hill Estate providing 110 new social rent properties. However, even new builds can benefit from a Level 2 survey, as our inspectors often identify snagging issues and construction defects in recently completed properties. The Barbican Estate Podium refurbishment demonstrates the ongoing maintenance challenges faced by even the most prestigious developments in the area.

The flood risk profile of the City of London adds another layer of complexity for buyers. While the Thames Barrier provides protection from tidal surges, surface water flooding has become increasingly common, particularly in areas around Blackfriars and Holborn Viaduct. Groundwater flooding and the risk from burst water mains also present concerns across the City. Our surveyors will assess the property's flood risk indicators and advise you accordingly, ensuring you understand any potential vulnerabilities before completing your purchase.

For buyers considering properties in the Barbican Estate or other post-war developments, the survey provides specific insights into concrete construction conditions. These modernist buildings, while architecturally significant, can present challenges including concrete spalling, reinforcement corrosion, and issues with the original windows and doors that may need specialist replacement. Our surveyors understand these construction types and can identify issues that a general surveyor might miss.