RICS Level 2 Survey in E6 1

Our RICS Level 2 Survey provides a comprehensive visual inspection of the property's condition, focusing on the key elements that affect value and safety. In E6 1, where a significant proportion of properties are Victorian and Edwardian terraces built between 1870 and 1910, our surveyors pay particular attention to the common issues that affect this age of housing. We inspect the walls, roof, floors, doors, and windows, identifying defects such as damp penetration, structural movement, and deteriorating timbers that are frequently found in older properties.

The underlying geology of E6 1 presents specific challenges that our surveyors understand. The area sits on London Clay, which has a moderate to high shrink-swell potential, meaning properties can be susceptible to subsidence or heave as soil moisture levels change. This is particularly relevant for properties with large trees nearby or those with shallow foundations, common in the older terraced housing stock. Our surveyors note any signs of ground movement, cracking, or foundation concerns that may indicate these issues.

We also assess the property's exposure to flood risk. Parts of E6 1 have medium to high surface water flood risk, especially in lower-lying areas or those with inadequate drainage near the River Roding floodplain. Our survey will identify any evidence of previous flooding or water damage and note the flood risk assessment. Additionally, we check for issues common in the local housing stock, including outdated electrical installations, aging plumbing systems, and roof defects that frequently affect the Victorian and inter-war properties in this postcode.

The survey includes a thorough assessment of the property's energy efficiency and any health and safety concerns. In older properties with solid walls, we note the absence of cavity wall insulation and suggest potential improvement measures. We also check for asbestos-containing materials, which may be present in Victorian-era textured coatings, old pipe insulation, or garage roofs. Our report provides clear ratings using the RICS traffic light system, making it easy to prioritise repairs and maintenance.

• Wall condition and structural movement
• Roof covering, flashing and gutters
• Damp and timber decay
• Electrical and plumbing systems
• Drainage and gutters
• Floors, stairs and joinery

The Victorian and Edwardian terraced houses that dominate the E6 1 housing market were built with solid brick walls, typically using London stock or Fletton bricks. While these properties are generally sound, they often lack modern cavity wall insulation and can suffer from penetrating damp, particularly where pointing has deteriorated or render has cracked. Our surveyors regularly identify rising damp in ground floor walls, a particular issue where original damp-proof courses have failed or were never installed. We measure damp levels using moisture meters and provide specific recommendations for remediation.

The roofs on period properties in East Ham are typically constructed with timber rafters and covered with slate or clay tiles. After more than a century, these roofs frequently show signs of wear, including slipped or broken tiles, defective lead flashing around chimneys, and deteriorated valley gutters. Flat roofs on rear extensions, common in this area, are also prone to leaking and ponding. Our surveyors thoroughly assess roof condition and flag any repairs needed to prevent water ingress, including checking the condition of felt and membrane systems on flat roofs.

Electrical and plumbing systems in older properties often require updating to meet current regulations. Many terraced houses in E6 1 still have original fuse boards and dated wiring that may not cope with modern electrical demands. We visually inspect the consumer unit and note any obvious deficiencies, recommending a qualified electrician for a more detailed assessment. Similarly, lead or galvanised steel pipes, common in pre-1950s properties, can affect water quality and are prone to leaks. Our survey highlights these concerns and recommends appropriate specialists for further investigation.

The London Clay ground conditions in E6 1 mean that subsidence is a consideration, particularly for properties with shallow foundations or large trees nearby. Trees such as oaks and poplars, common in the area's older gardens, can cause soil desiccation, leading to ground movement and foundation problems. Our surveyors look for signs of structural movement, including diagonal cracking around windows and doors, doors that stick or do not close properly, and uneven floors. Any concerns are clearly flagged in your report, with recommendations for further structural engineer involvement if needed.

We also commonly find timber defects in E6 1 properties, including wet rot and dry rot affecting floor joists, skirtings, and window frames. These issues are often related to damp problems or inadequate ventilation, particularly in ground floor rooms with solid floors. Our survey identifies the extent of any timber decay and advises on the necessary repairs, which can range from localized treatment to more extensive structural repairs depending on severity.