RICS Level 2 Survey in CM18

Harlow was designated as one of Britain's first post-war new towns and development in CM18 dates primarily from the late 1940s through to the 1980s. The bulk of this housing - built rapidly to address post-war shortages - used the construction standards and materials of the time, many of which have since been superseded. Properties from this era can present specific challenges: non-traditional construction methods, original roofing materials at or approaching end of life, single-skin flat-roof extensions, and electrical installations that have not been updated since original installation.

With 55.7% of CM18 dwellings classified as terraced properties and flats accounting for a further 23.2%, the area is dominated by high-density housing. In terraced streets, issues in one property can have direct implications for neighbours - shared rooflines, party walls, and drainage connections all create interdependencies that our survey carefully examines. We note any evidence of defects originating from or extending to neighbouring properties and flag where further investigation with specialist input may be needed.

The CM18 housing market saw prices increase by 2% year-on-year overall, with the CM18 7 sub-postcode recording 4.3% growth and CM18 6 recording 3.0% growth. Rising values mean buyers are committing more capital than before, making the investment in a thorough survey even more important. A defect that would cost £8,000 to repair on a property worth £250,000 five years ago now sits on a property worth significantly more - a well-evidenced survey report is your most effective tool for a price negotiation.

• Assessment of post-war non-traditional construction types common in Harlow
• Detailed inspection of roofing materials and roof space structure
• Damp readings across external walls, ground floors, and basement areas
• Checks on flat roof extensions and their covering membranes
• Review of windows, doors, and thermal performance indicators
• Examination of party walls in terraced properties
• Colour-coded condition ratings (1, 2, or 3) for every inspected element

CM18 sits within Harlow, one of Britain's most significant post-war planned new towns. The town was designed by Frederick Gibberd from 1947 onwards, with residential neighbourhoods arranged around a central shopping area. This planned development means that the majority of CM18's 10,423 dwellings date from a narrow construction window - predominantly the 1950s, 1960s, and 1970s. Properties built during these decades are now 50 to 75 years old, and many are displaying the accumulated effects of decades of use.

Post-war new town construction in Harlow used a variety of building systems, including standard brick-and-block cavity construction but also some non-traditional systems that can present challenges for buyers and lenders. Properties built using Easiform, Laing Easiform, or similar prefabricated or in-situ concrete systems may have specific survey and mortgage implications. Non-traditional construction is identified where present, with clear advice on the implications for insurance, maintenance, and future resale.

The area also benefits from a strong community of long-standing homeowners - 54.4% of CM18 residents own their own homes - alongside a significant social housing presence of 33.5%. Properties that were originally council-built and subsequently sold under Right to Buy in the 1980s and 1990s can have variable maintenance histories, as investment in repair varied considerably between councils and individual owners. A survey is particularly important when buying a former local authority property.

• Possible non-traditional construction systems used in Harlow's 1950s-1970s estates
• Original flat felt roofs on extensions and garages reaching or exceeding design life
• Single-leaf brickwork in some post-war construction providing limited weather protection
• Original timber windows from 1950s-1970s builds showing decay or drafting
• Electrical installations that may not have been updated since original fitting
• Heating systems from the 1970s or 1980s that are due for replacement
• Former local authority properties with variable maintenance histories

Despite CM18's predominantly post-war character, the area contains a notable concentration of historic listed buildings in the Tye Green area of Harlow. These include the Grade I listed Church of St Andrew, the Grade II* listed Barn East of Netteswellbury House, and numerous Grade II listed properties including Netteswellbury House itself, Fountains Farmhouse, Jeans Yardling, The Hermitage, and Oak End. Stewards Farmhouse on Commonside Road CM18 7HZ and Fountain Farm at CM18 6RB are also listed.

For buyers considering a listed building in CM18, a RICS Level 2 survey is generally not sufficient. Listed properties require more detailed assessment of their construction, materials, and specific heritage constraints. A RICS Level 3 Building Survey, conducted by a surveyor with experience in historic buildings, is the appropriate starting point for any property carrying a listed status. Our team can advise on the right survey type and refer to specialists in historic building assessment where needed.

Even for properties that are not themselves listed, proximity to listed buildings or conservation areas can have implications. Planning consent for extensions, alterations, or outbuildings may be more restricted, and certain materials or finishes may be required to maintain visual coherence with the historic character of an area. Our survey reports note where a property falls within or adjacent to a conservation designation and signpost the relevant planning considerations your solicitor should verify.