RICS Level 2 Survey in E13

One of the most significant factors our surveyors assess in E13 properties is the risk posed by the underlying London Clay geology. London Clay is a fine-grained marine deposit that covers much of inner East London, and it behaves very differently from sandy or gravelly ground. When dry, the clay shrinks; when wet, it expands. This shrink-swell cycle can cause ground movement beneath property foundations, and over decades that movement can translate into cracking in walls, sticking doors and windows, and in more serious cases, structural distortion requiring costly remediation.

Victorian properties with shallow foundations are most vulnerable because their builders did not have access to modern soil investigation techniques or the engineering standards applied to post-1960s construction. Our inspectors check systematically for the diagonal stair-step cracking patterns in brickwork that often indicate foundation movement on clay soils. We assess whether any cracking is historic and stable or progressive and active, and we document the width and direction of cracks to help inform the structural engineer's assessment when one is required.

Mature trees near the boundary of E13 properties are another factor we document carefully. Tree roots draw moisture from clay soils, amplifying seasonal shrinkage. If a large tree is located within a distance roughly equal to its mature height from the main structure, we note this as a risk factor in our report and recommend the buyer seeks further advice from a structural engineer before exchange. This is particularly relevant in streets around Plaistow Park and Central Park where mature street trees are a common feature.

• Check for diagonal cracking in brickwork, particularly around door and window openings
• Assess floor levels for signs of differential settlement
• Document proximity of trees and shrubs that may affect ground moisture
• Review insurance history and any existing structural warranties
• Note whether any underpinning work has previously been carried out on the property or adjacent properties

Our Level 2 Survey covers the full visible and accessible structure of the property, from roof ridge to ground level, along with all principal outbuildings, boundary walls, and the drainage arrangements visible at surface level. Our inspectors work to the RICS Home Survey Standard, which sets out a consistent methodology for how properties must be inspected and reported across the profession.

Inside the property, our assessors examine the condition of walls, ceilings, floors, built-in fittings, and services including electrics, gas, plumbing, and heating as far as is visually accessible. We do not lift floorboards, open wall cavities, or pressure-test pipework - those intrusive tests belong to a Level 3 survey - but we do check for evidence of issues visible from the surface. Damp meter readings are taken at accessible wall areas throughout the inspection.

The written report uses a three-point condition rating system. Condition Rating 1 means no repair is required at the time of inspection. Condition Rating 2 means defects that need attention but are not urgent. Condition Rating 3 means serious defects or urgent repairs requiring immediate attention and specialist investigation before exchange. Every element of the property is assigned one of these ratings alongside a written description and, where appropriate, a recommendation for further specialist advice.

• Chimneys, roofing, rainwater goods, and external walls
• Windows, external doors, and external joinery
• All internal walls, ceilings, and floors
• Fireplaces and chimney breasts
• Built-in fittings including kitchen and bathroom
• Electrical, heating, plumbing, and drainage services (visual check)
• Garage and all permanent outbuildings
• Gardens and boundary walls, fences, and gates
• Energy efficiency rating and environmental matters
• Legal and regulatory matters including planning and building control

Survey costs in E13 range from £400 to £700 for most residential properties, reflecting the London premium applied to professional services in the capital. The final price depends on the size of the property, its value, and its type. A two-bedroom flat in one of E13's apartment blocks will typically cost less to survey than a four-bedroom Victorian terraced house, simply because the latter has more structural elements and a greater surface area to inspect.

Nationally, the average cost of a RICS Level 2 Survey sits around £455, with most buyers paying between £416 and £639. E13 prices sit towards the upper end of that national range due to London property values. Properties built before 1900, those with non-standard construction, or those requiring special consideration due to conservation area designation may incur an additional charge of 10 to 40% above the standard rate.

Our quotes are fixed-price with no additional call-out fees or report writing charges. The price we quote is the price you pay. We accept payment online after you have received and confirmed the quote, and we do not take payment until we have confirmed the surveyor booking and provided you with a scheduled inspection date for your E13 property.

• One to two bedroom flat: from £400
• Two to three bedroom terraced house: from £480
• Three to four bedroom semi-detached: from £540
• Four or more bedroom house: from £600
• Pre-1900 construction or conservation area properties: additional fee may apply