RICS Level 2 Survey in CM22

A RICS Level 2 Homebuyer Survey is a standardised, condition-focused inspection of a residential property. Our inspectors assess all the main structural elements they can see without removing fixtures or fittings, giving you a reliable snapshot of the property's condition at the time of inspection.

The inspection covers the following areas of the property:

• Roofs, chimneys, and flashings
• External walls, windows, and doors
• Internal walls, ceilings, and floors
• Basement and cellar (if accessible)
• Roof space (where safely accessible)
• Heating, drainage, and electrical services (visual inspection only)
• Damp, rot, and timber defects
• Gardens, boundaries, and outbuildings

Each element is rated on a three-point condition scale. Rating 1 means no repair is currently needed. Rating 2 signals defects that need attention but are not urgent. Rating 3 highlights serious defects requiring immediate investigation or urgent repair. This system makes it straightforward to prioritise what you need to address before or after you complete your purchase.

The Level 2 report also includes a summary section listing items for your legal adviser to review, a valuation section (if you choose the option with a market valuation), and advice on any issues that may affect the reinstatement cost for insurance purposes. For the majority of properties in CM22 built after 1945 and in reasonable overall condition, a Level 2 survey is the appropriate choice.

Based on our experience surveying properties across rural Essex, certain defects recur more often in CM22 than elsewhere. Understanding what to look out for before you instruct us helps you prepare for what the report may contain.

The most frequently recorded defects in our CM22 reports include:

• Clay shrink-swell subsidence causing cracking to walls and foundations
• Penetrating damp through deteriorating render on older cottages and farmhouses
• Rising damp where original damp-proof courses have failed
• Roof tile slippage and cracked flashings around chimneys
• Condensation and mould growth in poorly ventilated bathrooms and loft spaces
• Outdated consumer units and wiring that does not meet current Part P regulations
• Timber decay and woodworm in older roof structures
• Blocked or inadequate rainwater goods causing water ingress at wall heads

Flooding is a secondary consideration for some CM22 properties. The River Stort flows through or near parts of the postcode, and surface water flooding becomes a risk after prolonged heavy rain. We note any evidence of previous flooding, such as tide marks, staining below floor level, or salt deposits on internal walls, and we always recommend buyers check the Environment Agency's long-term flood risk maps before committing to a purchase near watercourses.

Listed buildings in CM22 villages such as Henham, Takeley, and Ugley present their own challenges. Traditional timber-frame construction, lime mortar pointing, and original single-glazed windows require specialist assessment. If the property you are buying is listed, our surveyors will flag where specialist conservation reports or listed building consent may be required before repairs can be undertaken.

CM22 is an active area for new residential development. Bloor Homes has an active development at Elsenham (CM22 6DH), offering two- to five-bedroom homes priced from approximately £415,000 to £715,000. Bellway's Hare's Leap development includes four and five-bedroom homes priced between £650,000 and £1,300,000. Several smaller bespoke developments are also underway on the outskirts of Elsenham village.

A RICS Level 2 survey is appropriate for new builds, but we tailor our approach for properties that are still under construction or recently completed. For new builds, we focus on snagging issues, checking that the building has been completed to the standard shown in the plans and to current Building Regulations. Common snagging findings in new CM22 builds include poorly fitted kitchen and bathroom fixtures, incomplete pointing, inadequate drainage falls, and unfinished external landscaping.

At the other end of the spectrum, CM22 has a rich stock of historic buildings. The Uttlesford district contains approximately 3,700 listed buildings, and CM22 villages contribute a substantial number. Henham includes the Grade I listed Church of St Mary the Virgin and numerous Grade II listed cottages and farmhouses. Takeley has the Grade I listed Church of the Holy Trinity and Grade II* listed Chestnuts. If you are buying a listed building in any of these villages, we strongly recommend upgrading to a RICS Level 3 Building Survey rather than a Level 2, as the additional depth of inspection is warranted.

Properties within the Smiths Green Conservation Area in Takeley also warrant careful consideration. The conservation area designation protects the character of historic structures around the village green, and any repairs or alterations must be carried out using appropriate traditional materials and methods. Our surveyor will note where conservation constraints apply to the property and where listed building consent may be required before standard repairs can proceed.

Survey costs in CM22 reflect the property's size, value, and complexity. CM22 sits within the South East property market, and our fees are set accordingly. Nationally, a RICS Level 2 survey costs between £416 and £639 on average, with the national average around £455. For CM22, where average house prices sit at £537,768, you should expect to pay at the mid to upper end of this range for a typical home.

As a guide, our typical pricing by property size in CM22:

• 1-bedroom flat or apartment: from £400
• 2-bedroom house: from £420
• 3-bedroom house: from £440
• 4-bedroom house: from £495
• 5-bedroom or larger: from £560
• Properties valued above £500,000: from £590

Additional costs may apply for properties with non-standard construction, listed building status, or unusually large plots. We always provide a fixed fee quote before you book, so there are no surprises on your invoice. Use our online form to get a tailored quote for the specific property you are buying in CM22.