RICS Level 2 Survey in Barking (IG11 7)

The IG11 7 property market has shown significant variation across different sub-postcodes in recent years, making thorough surveying more important than ever. While some areas like IG11 7XH have seen prices rise by 22% year-on-year, others such as IG11 7QX have experienced a 26% decline from their 2023 peak. In such a varied market, understanding the true condition of a property provides essential leverage for negotiation, whether you are buying in a rising or falling area.

With the average house price exceeding £330,000, the cost of a Level 2 survey represents excellent value for money. Our reports routinely uncover defects that, if left undetected, could cost buyers anywhere from £2,000 to £20,000 or more to rectify. From failed damp proof courses to outdated electrical installations, these issues are often hidden behind fresh decorations and cosmetic finishes that sellers use to present properties at their best.

The Gascoigne area, which falls partly within IG11 7, has seen 727 property transactions over the last 10 years, indicating strong buyer interest in this part of Barking. However, many of these properties were built during the mid-20th century and are now reaching an age where structural issues and deteriorating building fabrics become more common. Our surveyors frequently identify problems with original foundations, aging roof structures, and original plumbing systems that are approaching the end of their serviceable life.

The RICS Level 2 Homebuyer Survey is specifically designed for properties in conventional construction, which makes it ideal for the majority of homes in the IG11 7 area. Whether you are looking at a terraced house in the Gascoigne area, a flat near Barking station, or a semi-detached property in a quieter residential street, our survey provides a thorough assessment of the property's condition. We examine the walls, roof, floors, doors, and windows, as well as the condition of plumbing, electrical installations, and damp proofing.

Given the geological conditions in the wider Barking and Dagenham area, our surveyors pay particular attention to signs of subsidence or movement. Much of East London sits on London Clay, which is known for its shrink-swell potential. This means the ground can expand when wet and contract during dry periods, potentially causing structural issues for properties with shallow foundations. Our inspectors are trained to identify the early warning signs, including cracking to external walls, uneven floor levels, and doors that stick or fail to close properly.

We also assess the condition of roofs, which is particularly relevant for the older terraced properties that make up a significant portion of the IG11 7 housing stock. Many of these homes feature pitched roofs with traditional slate or tile coverings that may be nearing the end of their lifespan. We check for slipped or broken tiles, deteriorating leadwork, and signs of past or current leaks that could indicate underlying damage to rafters or insulation.

Our inspection extends to all accessible areas of the property, including the roof space where we can examine the condition of felt underlays, insulation depth, and the state of any water tanks or electrical installations. We also look under floorboards where access permits, checking for signs of rot, woodworm activity, or damp that could compromise the structural integrity of the property.

• Structural walls and foundations
• Roof structure and coverings
• Damp and moisture assessment
• Electrical and gas safety
• Plumbing and drainage
• Windows and doors

Our experience surveying properties throughout the Barking area reveals several recurring issues that buyers should be aware of. Damp problems are particularly common in the older housing stock, where original damp proof courses may have failed or been bridged over time. Properties with solid walls rather than cavity walls are especially susceptible to rising damp, and inadequate ventilation can lead to condensation issues that cause black mould and damage to decorations and health. We have seen numerous properties in the IG11 7 area where damp proof courses have been installed but subsequently bridged by external ground levels or internal plaster that has been applied too low.

The electrical installations in older properties in IG11 7 often date from the 1960s or 1970s and may not meet current safety standards. We check the consumer unit, wiring condition, and socket outlets, flagging any works that will require attention from a qualified electrician. Many properties still have the original round-pin fuse boxes and fabric-covered wiring that poses a genuine fire risk. We have found properties where consumer units have been upgraded but the underlying circuit wiring remains the original installation, which is a common oversight that creates potential safety hazards.

Similarly, plumbing systems in older homes may feature galvanised steel pipes that have corroded internally, restricting water pressure and carrying a risk of leaks. We inspect visible pipework and note any signs of corrosion, staining, or low water pressure that might indicate internal pipe deterioration. In flats, we pay particular attention to the condition of shared plumbing and any water tanks located in roof spaces, which can be a source of leaks affecting multiple properties.

Roof conditions vary significantly depending on the age and maintenance history of the property. We commonly find slipped tiles, deteriorating felt underlays, and damaged lead flashing around chimneys and valleys. These issues may appear minor but can lead to significant water ingress if left untreated. Our surveyors take photographs of all significant defects and provide clear recommendations for remedial works. In properties where loft conversions have been carried out, we also check that the conversion was properly undertaken with appropriate structural support and that building regulations approval was obtained.

Properties in the IG11 7 area face particular structural challenges due to the underlying geology. London Clay extends beneath much of East London, including the Barking and Dagenham borough, and this geological formation creates specific risks for property owners. The clay shrinks during dry periods and expands when wet, causing ground movement that can affect foundations, particularly those of older properties that were built with less depth than modern standards require.

Our surveyors are trained to identify the tell-tale signs of subsidence or heave movement. We look for cracking patterns in walls, particularly diagonal cracks that extend from corners of windows and doors. We also check for signs of movement in the ground around the property, including areas where drains may have been affected by ground shifts. In some cases, trees planted close to properties can exacerbate shrink-swell behaviour in clay soils, drawing moisture from the ground during dry spells and causing the soil to contract.

While major structural failures are rare, we frequently identify minor movement that, if addressed early, can be managed effectively. Our reports provide clear guidance on whether any observed defects require urgent structural engineering input or can be monitored over time. We also advise on the importance of maintaining proper drainage around the property and avoiding planting large trees close to buildings where foundations may be shallow.