RICS Level 2 Survey in IG2

Our RICS Level 2 surveys in IG2 cover all visually accessible parts of the property following RICS Home Survey Standard methodology. The inspection is recorded element by element, with condition ratings of 1 (no repair needed), 2 (repair or replacement needed in the short to medium term) or 3 (urgent repair or further investigation required). Every rating is supported by written commentary explaining what was found and what it means for the buyer.

The elements we inspect in IG2 properties include roof coverings, gutters and downpipes, chimney stacks and flashing, external walls and pointing, windows and external doors, internal walls and partitions, floors (both ground and upper), ceilings, roof space structure and insulation, and all accessible sub-floor spaces. For inter-war properties, we check for the telltale signs of clay-related movement: diagonal cracking patterns at structural openings, stepped cracking at wall corners, and differential settlement between original build and later extensions.

Services are reviewed as part of the Level 2 inspection. We assess the visible condition of the gas installation, electrical consumer unit and wiring type, plumbing fittings and water heating, and any drainage inspection covers that are accessible. Lead pipes, still present in some IG2 properties pre-dating the 1970s, are noted in the report. The presence of knob-and-tube or aluminium wiring in older properties would typically receive a category 3 rating requiring specialist assessment.

• Roof coverings, chimney stacks and guttering
• External brickwork, pointing and render
• Windows, doors and external joinery
• Internal walls, partitions and ceilings
• Ground floor and upper floor condition
• Roof space structure and insulation (where accessible)
• Sub-floor void and ground floor timbers
• Damp indicators and ventilation
• Electrical consumer unit and wiring type
• Gas installation and plumbing condition

London Clay underlies virtually the entire IG2 postcode and is the primary geological driver of property risk in the area. This fine-grained, over-consolidated clay has a plasticity index that makes it one of the most shrink-swell-active soils in England. The Building Research Establishment's national shrink-swell susceptibility data places IG2 and the surrounding Redbridge area in a high-risk zone. Subsidence claims in East London are disproportionately associated with London Clay and are regularly dealt with by structural engineers and insurers active in this area.

Tree proximity is the most common triggering factor for London Clay subsidence. The root systems of trees such as oak, poplar, willow and lime - all common in IG2's residential streets and gardens - extract large volumes of moisture from the clay during the growing season. Where trees are close to buildings, this localised drying causes more intense clay shrinkage directly beneath foundations. After the tree is removed, the reverse process - clay rehydration and swelling, known as heave - can also damage structures over several years. Our survey notes the proximity of trees to the property and flags cases where further investigation is warranted.

For buyers who proceed to purchase in IG2, buildings insurance that covers subsidence is essential. Previous subsidence - either remediated with underpinning or managed with monitoring - will be recorded in the property's insurance history. We recommend that all buyers ask the vendor to confirm the property's subsidence history and provide any existing insurance documentation or engineer's reports. This information, combined with the condition findings from the survey, gives buyers a complete risk picture.

Our chartered surveyors carry out Level 2 inspections in IG2 on weekdays, with the inspection typically taking two to three hours for a standard semi-detached or terraced property. You are not required to attend, but you are welcome to be present and ask questions. The surveyor conducts a systematic visual inspection of all accessible elements, recording condition ratings and observations against each section of the RICS methodology.

After the inspection, the surveyor compiles the report using site findings supplemented by their knowledge of typical defect patterns in IG2's housing stock. Your completed report is delivered electronically within five working days. The report includes a summary of the most significant findings, detailed condition ratings for all major elements, and specific advice on where further investigation by a specialist is recommended before exchange of contracts.

Where a Level 2 survey identifies significant concerns - for example, active cracking consistent with subsidence, or signs of flooding damage - we will make clear in the report what follow-up steps are needed and why. Our surveyors take the time to ensure that report recipients understand both the findings and the recommended actions, and are available to discuss the report by phone or email after delivery.