RICS Level 2 Survey in E6

Formally known as the RICS Home Survey Level 2, our homebuyer report gives buyers a detailed assessment of every visible and accessible element of the property. The inspection covers the structure, roof, walls, floors, windows, doors, and all permanent fittings. Each element is rated 1 (no action needed now), 2 (repair or maintenance required), or 3 (serious defect needing urgent attention).

For E6 properties, the survey scope covers the specific risk factors of this area's housing stock. On Victorian and Edwardian terrace properties, we pay particular attention to damp-proof course condition, roof covering and structural integrity, timber floor and roof structure condition, and any signs of ground movement or subsidence cracking that may reflect the underlying London Clay geology.

Flat inspections in E6 cover the accessible elements of the individual unit and comment on visible shared building elements - the roof, external walls, and communal areas - that affect the condition and ongoing cost of owning the property. For leasehold purchases, we flag visible building maintenance concerns that buyers should raise with the management company and factor into service charge projections.

• Roof structure and covering condition assessment
• External wall, chimney, and rainwater goods inspection
• Damp and timber checks throughout accessible areas
• Internal wall, ceiling, and floor condition ratings
• Windows, doors, and permanent fittings assessment
• Visible plumbing, drainage, and heating review
• Ground movement and subsidence indicators
• Surface water flood risk commentary
• Legal matters section for your conveyancer

The completed report includes recommendations for any further specialist investigations, a summary of risks ranked by severity, and guidance on legal matters worth discussing with your solicitor. Buyers typically use the report to negotiate the purchase price or request pre-exchange remedial works.

Nearly half of all E6 properties are terraced houses, and the overwhelming majority of these were built during the Victorian and Edwardian eras. East Ham expanded rapidly as a residential suburb during the late 1800s and early 1900s, driven by the extension of the District Railway and the growth of east London as an industrial and commercial centre. The terraces that lined the streets of East Ham during this period now form the core of the E6 housing market.

These properties were built using solid brick external walls - typically 9-inch thick London stock brick - with timber roof structures, slate or clay tile roof coverings, timber sash windows, and timber floor joists throughout. The internal finishes were plaster on lath. None of these construction methods were designed for the maintenance-free lifespans buyers now expect, and properties approaching or exceeding 100 years of age require careful assessment.

Common defect patterns in E6 Victorian terraces include rising damp from deteriorated damp-proof courses, penetrating damp through defective pointing in exposed brickwork, and roof deterioration from worn slates, defective lead flashings, and blocked gutters. Timber rot affects floor joists in properties where ground-level ventilation has been blocked, and asbestos-containing materials may be present in properties altered between the 1940s and late 1990s.

Party walls are a shared concern in E6's terrace stock. Works carried out by neighbours without party wall agreements can cause damage to shared structures, and signs of differential movement at party wall junctions are among the items our surveyors inspect carefully in terrace properties.

Electrical systems in older E6 properties warrant attention. Many Victorian and Edwardian homes have been rewired at some point, but the quality and age of that rewiring varies considerably. The survey inspection notes the visible condition of the consumer unit and accessible wiring and recommends an Electrical Installation Condition Report where the wiring appears outdated or inadequate.

Damp is the most frequently identified defect in E6's older housing stock. Rising damp from failed or deteriorated damp-proof courses affects terrace properties throughout East Ham, and penetrating damp from defective pointing, leaking gutters, and roof defects adds to moisture problems. Condensation damp has become more common as modern insulation and draught-proofing measures reduce natural ventilation in older solid-wall properties.

Roof condition across E6's Victorian terrace stock ranges from excellent to poor depending on the maintenance history. Worn or missing slates and tiles, deteriorated lead flashings around chimney stacks, and damaged or blocked gutters are consistent findings. Properties where original clay tiles have been replaced with heavier concrete tiles may show structural spreading in roof timbers not designed for the additional weight.

Subsidence and ground movement, as discussed in the context of London Clay geology, present a recurring risk for E6 properties near mature trees. Beyond clay-related movement, general settlement cracking is common in properties over 100 years old. Our surveyors distinguish between historic benign cracking and active movement that warrants specialist investigation.

• Rising and penetrating damp in Victorian terrace properties
• Roof deterioration: worn slates, defective flashings, blocked gutters
• London Clay subsidence near trees in dry periods
• Timber rot in floor joists and roof timbers due to damp
• Asbestos-containing materials in pre-2000 altered properties
• Outdated electrical wiring systems requiring EICR inspection
• Surface water drainage issues in lower-lying E6 areas
• Party wall movement and differential settlement in terraces

When defects are found, they receive a condition rating from 1 to 3 in our report. Condition 3 items - serious defects requiring urgent attention - give buyers objective evidence to support price renegotiation or to request pre-exchange remediation from the seller.