RICS Level 2 Survey in CM20 3 Harlow

Our RICS Level 2 survey provides a thorough assessment of the property's condition, examining all accessible areas including walls, floors, ceilings, roofs, and foundations. We inspect the heating system, electrical fittings, damp proofing, and insulation, testing windows and doors for functionality. The survey identifies structural issues like subsidence or movement, checks for damp and woodworm, and evaluates the overall condition of the property's construction. Every survey includes detailed photographs showing specific defects, with clear explanations explaining what each issue means for you as the buyer.

For properties in Harlow's CM20 3 area, our surveyors pay particular attention to common issues found in post-war New Town construction. Many properties in this area were built using brick cavity wall construction with concrete foundations, and while generally sound, these buildings can develop issues with damp penetration, concrete degradation, and roof condition over time. Our inspectors are trained to spot the early signs of these problems, which is particularly valuable given that the average property size in CM20 3 is approximately 73 square metres.

The survey follows RICS-defined inspection standards, with our surveyors using thermal imaging equipment where appropriate to identify hidden damp or insulation gaps. We examine the EPC-rated elements of the property as part of our assessment, checking whether the property meets current energy efficiency standards. Given that many Harlow properties were built to 1960s and 1970s building regulations, our surveyors often identify areas where thermal performance falls below modern expectations, which can significantly impact your ongoing energy costs.

• Structural walls and foundations
• Roof structure and covering
• Damp and moisture assessment
• Electrical and heating systems
• Windows, doors, and joinery
• Drainage and gutters

The CM20 3 area predominantly features properties from Harlow's New Town development period, which means many homes are now between 50-70 years old. This age profile makes the RICS Level 2 survey particularly valuable, as properties from this era can develop specific issues including deteriorating concrete lintels, corroding wall ties, and age-related damp problems. The mix of terraced properties (48.4% of sales), flats (38.46%), semi-detached (8.8%), and detached (4.33%) homes means each property type presents unique considerations during the inspection.

Recent market activity shows varied price movements across different streets within CM20 3, with some areas seeing 22% annual increases while others experience declines of up to 19%. This variability reflects the importance of understanding each property's specific condition before committing to a purchase. Our surveyors have extensive experience with Harlow's housing stock and know exactly what to look for in properties across different streets and developments. They can identify issues that might not be apparent during a casual viewing, from hidden damp to structural movement that could indicate subsidence.

Harlow's economy remains robust with major employers including Raytheon, GSK, and Charles River operating in the area, alongside newer arrivals at Harlow Innovation Park such as Renesas and Xylem. The Harlow and Gilston Garden Town project continues to drive infrastructure improvements, making the area increasingly attractive to families and professionals alike. With unemployment at just 3.6% and excellent transport links to London and Cambridge via the M11 corridor and Stansted Airport just 30 minutes away, Harlow's property market remains competitive. Our surveyors understand how local developments and infrastructure projects might affect property values and condition, providing you with context that goes beyond the physical inspection.

The demographics of CM20 3 show 43.2% of households are occupied by families with children, reflecting the area's appeal to families. Our surveyors frequently inspect family homes where safety considerations are paramount. We pay particular attention to window restrictors, balcony balustrades, and the condition of any communal areas that might affect children. Understanding how the property suits family occupancy is an often-overlooked aspect of the survey that we include in our assessment.

Based on our extensive experience surveying properties throughout Harlow, we regularly encounter several recurring defect patterns in the CM20 3 area. The most common issues include penetrating damp in external walls, particularly in properties with damaged or missing mortar pointing. The brickwork on many 1960s and 1970s Harlow properties is particularly susceptible to moisture penetration when the pointing deteriorates, and our surveyors know exactly what to look for when assessing the severity of any damp problems.

Concrete degradation is another significant issue in Harlow's New Town housing stock. Many properties feature concrete lintels above windows and doors, as well as concrete floor slabs at ground level. Over time, the reinforcement within these concrete elements can corrode, causing the concrete to crack and spall. Our surveyors are trained to identify the tell-tale signs of concrete degradation, including rust staining, cracking patterns, and areas where the concrete surface has become powdery or delaminated.

Roof condition is a frequent finding in our Harlow surveys, with many properties featuring original roof coverings that are now reaching the end of their serviceable life. We inspect the roof structure for signs of sagging, rot, or water staining, and assess the condition of tiles or slates, checking for slippage, cracking, or missing sections. Given that Harlow properties often have relatively shallow roof pitches typical of their era, proper assessment of the roof structure is essential to identify any potential issues before they develop into more serious problems.

Electrical safety is another critical area we assess, particularly in properties that may have had minimal updates since construction. Original 1960s-era electrical installations often fall well below current standards and may not comply with Part P of the Building Regulations. Our surveyors visually inspect the consumer unit, wiring condition (where accessible), socket outlets, and light fittings, flagging any obvious safety concerns that should be investigated by a qualified electrician before completion.

Once your survey is complete, you'll receive a comprehensive RICS Level 2 report that follows the standardised RICS format used across the UK. The report begins with an executive summary that highlights the most significant findings, followed by a detailed section-by-section analysis of every accessible area of the property. Each defect is assigned a rating using the RICS traffic-light system: red for urgent issues requiring immediate attention, amber for issues that should be addressed in the medium term, and green for items that are functioning as expected or only require cosmetic attention.

The report includes clear colour photographs of every significant defect, with annotations explaining what the issue is and why it matters. For CM20 3 properties, we often include context about how the defect compares to typical issues found in similar properties in the area. For example, if we identify minor damp penetration in a brick cavity wall property, we can explain that this is a common finding in properties of this age and construction type, helping you understand whether the issue is typical or particularly concerning.

Each section of the report concludes with a RICS Condition Rating, providing an overall assessment of that element's condition. The report also includes a section on Energy Efficiency, referencing the property's EPC rating and highlighting any obvious issues with insulation, heating systems, or windows that might affect the property's thermal performance. For buyers in CM20 3, where energy costs can represent a significant ongoing expense, this section provides valuable context for understanding the property's running costs.