RICS Level 2 Surveys in CM17

Harlow was designated a New Town in 1947, which means a substantial portion of CM17's housing stock is now over 75 years old. These mid-century properties were built using construction methods that were standard at the time but present specific maintenance challenges today. Flat roofs on 1950s and 1960s homes are a prime example - they require more frequent upkeep than pitched roofs and are a regular finding in our Level 2 inspection reports for this part of Essex.

CM17 has also seen significant growth through planned developments such as Church Langley and, more recently, the Newhall development built by Countryside Homes. Properties in these newer neighbourhoods have their own considerations that differ from older stock. Our surveyors check for defects arising from the construction period, including drainage performance, external cladding integrity, and any signs of ground movement on the sandy soils characteristic of some Newhall plots.

The CM17 property market recorded 320 residential sales over the last 12 months, with prices up 4% on the previous year according to Rightmove data. At average prices of £412,320, buyers are committing to significant financial decisions. A Level 2 survey identifies issues at the earliest possible stage, giving buyers the documented evidence needed to renegotiate the purchase price or budget accurately for repairs before completion.

• Roof structure, covering, chimney stacks, and drainage
• External walls, cladding, render, and pointing condition
• Windows, doors, and external joinery
• Damp-proof course and rising damp indicators
• Internal walls, ceilings, and floor surfaces
• Electrics and plumbing - visual inspection of accessible areas
• Gardens, outbuildings, and boundary structures
• Signs of ground movement and structural cracking

Over 516 new homes were built across CM17 9 in the five years to 2021, reflecting the area's sustained residential growth. Yet the same postcode sector retains properties dating back centuries in the Old Harlow ward, where Grade I and Grade II listed buildings line Churchgate Street, Fore Street, High Street, and Mulberry Green. This diversity creates a wide range of survey requirements: a 1960s semi-detached house in Netteswell has entirely different inspection priorities compared to a Victorian terrace in Old Harlow or a new-build townhouse at Newhall.

Census 2021 data shows that 85.1% of CM17 9's housing stock consists of houses, with just 14.9% being flats. The household composition data - with 46.7% of households including families with children - reflects the area's appeal as a family destination with good schools and open space. Many of these family homes fall into the 30-to-75-year age bracket where a Level 2 survey adds the greatest value, giving buyers clarity on what maintenance is needed and when it is likely to become necessary.

The economic strength of the Harlow area supports a resilient housing market. Local unemployment sits near 3.6%, with major employers including Raytheon UK at Kao Park (CM17 9NA), Harlow College, and Essex Partnership NHS Foundation Trust. The ongoing Harlow and Gilston Garden Town project is driving further infrastructure investment across the district. Buyers investing in CM17 are entering a market with strong employment foundations and committed public investment - factors that historically support long-term property values.

Damp is among the most frequently identified defects in Level 2 surveys carried out across CM17. Rising damp occurs when ground moisture travels upward through a failed or absent damp-proof course, typically presenting as tide marks at low level on internal walls, peeling paint, and white salt deposits on brickwork. Penetrating damp - caused by water ingress through external walls, failed roof coverings, or deteriorated window seals - is also common, particularly in older properties. Our surveyors use calibrated moisture meters during every inspection to detect damp at an early stage, even where surface decoration has concealed the underlying problem.

Roof condition is a priority inspection area given the age profile of CM17's housing stock. Many 1950s and 1960s New Town properties feature flat or low-pitched roofs that require periodic resurfacing as the felt covering degrades with age and UV exposure. Conventional pitched roofs with clay or concrete tiles can suffer from cracked and slipped tiles, failed mortar haunching to verges and ridge lines, and inadequate insulation - all of which lead to water ingress and reduced energy efficiency. We inspect all accessible roof surfaces and, where safe and practically possible, carry out an inspection of the roof void from inside.

Structural cracking is another finding that appears regularly in our CM17 survey reports, with clay-rich soils the underlying cause in many cases. Fine, uniform shrinkage cracking on render or brickwork is typically cosmetic, but stepped cracking following mortar joints or diagonal cracks appearing around door and window openings can indicate active ground movement requiring structural investigation. Our surveyors categorise all cracking clearly within the traffic light rating system, distinguishing between cosmetic surface defects and indicators of movement that warrant further specialist assessment from a structural engineer.