RICS Level 2 Survey in E20

A RICS Level 2 Survey, previously known as a Homebuyer Report, is the recommended survey for most modern or conventionally built properties in reasonable condition. It covers the main elements of the building - roof, external walls, floors, windows, doors, internal areas, building services and grounds - and rates each area using a traffic light system. Condition Rating 1 means no urgent concerns, Condition Rating 2 means defects requiring attention, and Condition Rating 3 means serious defects requiring urgent investigation.

Our inspectors carry out a thorough visual inspection of all accessible areas. We do not carry out intrusive investigation such as lifting floorboards or opening walls, but we identify visible defects and flag areas where further specialist investigation may be needed. For E20's apartment buildings, this includes close inspection of communal areas, roof terraces, balconies, and any external cladding visible from ground level.

The Level 2 report includes a market value opinion if requested, an insurance rebuild cost assessment, and a summary of risks including environmental hazards, planning matters, and building services condition. Our E20 surveyors know the area's specific construction history and contextualise findings within that framework.

• Roof covering, chimney stacks, and rainwater goods condition
• External walls, cladding, and surface finishes
• Windows, doors, and external joinery
• Internal walls, ceilings, and floors
• Bathroom and kitchen condition
• Electrical, gas, plumbing, and heating systems (visible elements)
• Grounds, boundaries, and drainage
• Communal areas where accessible
• Environmental risks including flood and ground stability

E20 is one of London's youngest postcodes. The area code was created specifically for the Olympic Village development, and virtually all properties within it date from the past 15 years. This sets E20 apart from almost every other London postcode, where housing stock from multiple eras sits side by side.

The area is dominated by apartment living. Rightmove data shows that terraced properties account for a fraction of sales, with flats making up the overwhelming majority of transactions. Hutch's analysis of E20 shows 0% detached and 0% semi-detached properties - E20 simply does not have those property types in its mix. Average flat prices range from £465,000 for a one-bedroom unit to £745,000 for a three-bedroom flat, while the small number of terraced houses in developments like Chobham Manor average £1,235,000.

East Village, developed by Get Living and related parties, was master-planned to a high standard. However, master-planned developments can carry latent defects that emerge as the buildings age. Cladding panels, sealants around windows, and flat roof coverings all have finite lifespans and begin to require attention as properties move beyond the 10-year mark. Properties sold today in E20 are moving into that critical early-maintenance window.

For buyers in Chobham Manor, Glasshouse Gardens at Stratford E20 1HT, or Manhattan Loft Gardens at 20 International Way E20 1GQ, a RICS Level 2 survey from our team provides documented evidence of the property's current condition. This can be referenced in negotiations with sellers or developers and supports informed decision-making before exchange.

Several factors make a RICS Level 2 survey particularly important for E20 buyers, even when the property looks immaculate in the listing photographs.

The London Clay geology beneath East London creates shrink-swell ground conditions. While E20's modern developments were engineered to accommodate this, any movement in the years since construction can create differential settlement, particularly if nearby drainage has been compromised or large trees were removed during regeneration. Our inspectors assess external wall cracks and door and window alignment for evidence of foundation movement.

E20 sits within the Lower Lea Valley flood plain. The Olympic Park development incorporated extensive flood alleviation measures including wetlands and sustainable urban drainage systems. Nonetheless, surface water flooding remains a risk in the dense urban environment, and our report includes the Environment Agency flood zone status for the specific property.

Fire safety compliance has become a defining issue for leaseholders in apartment buildings following legislative changes under the Building Safety Act 2022. We identify the visible cladding type, note the building height, and advise on specialist EWS1 assessment where relevant. This information directly affects mortgage availability, insurance premiums, and future resale prospects.

Finally, service charge and lease terms for E20 apartments can significantly affect the true cost of ownership. While our survey does not replace legal advice, our inspectors comment on the visible condition of communal areas and note where significant maintenance expenditure looks likely in the near term. This feeds directly into your negotiations and your solicitor's enquiries.

Our inspectors working regularly in E20 have identified a consistent pattern of findings in the area's apartment stock. The following are among the most frequently noted issues in Level 2 survey reports for E20 properties.

• Balcony waterproofing failures - many East Village balconies feature decking boards over waterproof membranes, and where drainage is blocked or the membrane has aged, water ingress can track into the floors below
• Window frame and seal deterioration - in E20's older post-2012 blocks, now approaching or exceeding 10 years old, window seals are beginning to deteriorate in some units, creating condensation between double-glazing panes
• Cladding condition concerns - external cladding panels and their fixing systems require periodic inspection, and we note any visible deterioration, gaps in sealant, or areas where specialist assessment should follow
• Sound transmission between floors - in fast-track constructed apartment blocks, acoustic performance between floors can vary, and we note the construction type and any reported concerns
• Hot water and heating system age - communal and individual heating systems are assessed for condition, and where service records are available, we note the maintenance history
• Ground floor damp - in some lower-level apartments, particularly those above car parks, damp-proof membranes have been reported as underperforming; we check floor coverings, skirting boards, and internal walls at low level for evidence of moisture

Many of these defects are minor and manageable. The value of the survey is not that it will inevitably uncover serious problems - in many E20 properties it confirms the property is in good condition - but that it gives you documented evidence of what you are buying and a clear picture of any maintenance priorities in the years ahead.