RICS Level 2 Survey in CM18 7 Harlow

Our RICS Level 2 Survey provides a thorough visual inspection of all accessible areas of the property. Our chartered surveyors examine the roof structure, walls, floors, doors, windows, and critical systems including plumbing and electrical installations. For properties in CM18 7, this includes assessing common issues found in Harlow's housing stock, from the condition of pitched roofs with concrete tiles to the integrity of cavity wall constructions typical of 1960s and 70s builds. We also inspect garages, outbuildings, and the general grounds surrounding the property.

The survey uses a simple traffic light rating system to clearly indicate the condition of each element: green for good condition, amber for defects requiring attention, and red for serious issues requiring urgent repair. This straightforward approach helps you quickly identify which problems need immediate consideration and which are minor maintenance items. Each element receives a clear rating along with professional commentary explaining the defect and its potential implications. This system was designed by RICS to provide consistency across all surveys while remaining easy for buyers to understand.

We examine the property for signs of damp, which is particularly relevant in Harlow where properties can experience penetrating damp, rising damp, or condensation issues. Our surveyor checks walls, floors, and ceilings for water staining, salt deposits, or mould growth that might indicate moisture problems. In CM18 7, where many properties are over 50 years old, damp assessment is a critical component of the inspection. We use moisture meters and thermal imaging where appropriate to identify issues that might not be visible to the naked eye.

The survey also includes evaluation of the property's overall structure, looking for signs of subsidence, movement, or structural instability. Given the London Clay geology underlying much of Harlow, our surveyors pay particular attention to cracks in walls, uneven floors, and other indicators of ground movement that could signal foundation issues. We assess the property's drainage systems, including gutters, downpipes, and surface water disposal, which is especially important given the medium to high surface water flood risk in parts of CM18 7.

• Roof structure and covering
• Wall construction and condition
• Damp and moisture assessment
• Electrical systems overview
• Plumbing and drainage
• Windows and doors
• Grounds and boundaries
• Fire safety considerations

The housing stock in CM18 7 Harlow presents several common issues that our RICS Level 2 Survey specifically targets. Given that much of Harlow was developed as a New Town from the late 1940s onwards, a significant proportion of properties fall into the 1945-1980 category, meaning they are now over 50 years old and showing signs of age-related wear. This makes the RICS Level 2 Survey particularly valuable for buyers in the area, as these properties often have hidden defects that only an experienced surveyor would identify. The New Town development means many properties share similar construction methods and common defect patterns that our surveyors know to look for.

Subsidence and heave are particular concerns in this area due to the London Clay geology. Properties may experience ground movement, especially where mature trees are present or where foundations were not originally designed for the local soil conditions. Our surveyors look for diagonal cracks, particularly around door and window frames, which can indicate structural movement. We also check for signs of previous repair work that might suggest ongoing issues. The medium to high surface water flood risk in some parts of CM18 7 is also considered during our inspection, particularly regarding drainage and ground levels.

Damp problems are frequently identified in properties throughout CM18 7. Penetrating damp often affects walls where mortar joints have deteriorated or where flashings have failed. Rising damp can occur in properties without effective damp proof courses, while condensation is common in properties with inadequate ventilation, particularly in kitchens and bathrooms. Given Harlow's relatively high rainfall compared to some other areas, damp issues can be more prevalent, especially in properties where maintenance has been neglected. We inspect both internal and external walls, using professional equipment where necessary.

Roof conditions require careful assessment, with many properties showing signs of wear including slipped tiles, degraded felt, and damaged verges. The concrete tiles common on Harlow's post-war properties have a finite lifespan, and roofs over 40 years old often show significant deterioration. Many properties in CM18 7 were built with concrete tile roofs that are now reaching the end of their serviceable life, and our surveyors know exactly what to look for when assessing remaining lifespan and potential repair costs. We also inspect chimneys, which are common on these properties and can be a source of leaks and structural issues.

Outdated electrical systems from the mid-20th century also feature regularly in surveys, with original wiring that may not meet current safety standards. Many properties in the CM18 7 area still have original consumer units and wiring from the 1960s or 70s, which can pose fire risks and may not be suitable for modern electrical demands. We provide advice on the condition of electrical installations and recommend further investigation by a qualified electrician where necessary. Similarly, plumbing systems in older properties may use materials that are now considered outdated, such as lead pipes or galvanised steel, which can affect water quality and pressure.

Properties built before 2000 may contain asbestos-containing materials (ACMs), particularly in textured coatings (Artex), pipe lagging, or floor tiles. While not always visible, our surveyors note any suspected ACMs and advise on the need for specialist sampling or removal by licensed contractors. This is particularly relevant for properties in CM18 7, where a significant proportion of housing stock was built before the asbestos ban. We provide guidance on managing identified or suspected ACMs safely.

The unique characteristics of Harlow's housing market make a RICS Level 2 Survey particularly valuable for buyers in CM18 7. With 10 property sales in this postcode area over the last 12 months, the market remains active, and buyers need every advantage when making what is often the largest financial decision of their lives. The combination of New Town era construction, London Clay geology, and varying flood risk creates a complex picture that only an experienced local surveyor can fully assess.

Properties in CM18 7 range from £195,000 for flats to £595,000 for detached homes, representing a significant investment regardless of property type. Our RICS Level 2 Survey helps protect this investment by identifying defects before completion, giving you leverage to negotiate on price or request repairs. With property prices having increased by 1% over the last 12 months, understanding the true condition of a property is essential to ensure you're paying a fair market price.

The proximity of the River Stort to parts of Harlow means that some areas within CM18 7 may have elevated flood risk during periods of heavy rainfall. While river flooding is generally low, surface water flooding can occur quickly and cause significant damage. Our surveyors assess the property's flood resilience, including ground levels, drainage, and the history of any flooding in the area. This information is crucial for insurance purposes and for understanding potential future costs.

For buyers relocating to Harlow from other areas, our surveyors provide valuable context about local construction methods and common issues that might not be apparent to those unfamiliar with the area. a first-time buyer moving from London or a family upgrading to a larger property, understanding the specific risks associated with Harlow's New Town housing stock helps you make an informed decision. Our team has surveyed hundreds of properties in the area and can provide insights that generic survey reports simply cannot offer.