RICS Level 2 Survey in IG5

A RICS Level 2 Survey - also called a Homebuyer Report - is the most widely commissioned survey type in the UK residential market. It suits conventional properties in a reasonable condition, which describes the majority of homes being bought and sold across IG5. Our inspectors carry out a thorough visual inspection of all accessible areas and produce a structured written report covering the key elements of the property.

The report follows a standardised RICS format and uses a traffic-light condition rating system. Condition 1 means no repair is currently needed. Condition 2 means defects that need attention but are not considered urgent. Condition 3 flags serious defects that may affect the value of the property or require immediate action. This structured approach makes our reports straightforward to read, even if you have never bought a property before.

• Roof structure, covering, and chimney stacks
• External walls, render, and pointing
• Windows, doors, and rainwater goods
• Internal walls, ceilings, and floors
• Damp, condensation, and timber defects
• Services including heating, electrics, and plumbing
• Outbuildings, garages, and boundary walls
• Grounds drainage and risk of flooding
• Subsidence risk indicators and movement cracks

Our report also includes a market valuation of the property and an insurance rebuild cost estimate. If our surveyor identifies issues that fall outside the scope of the Level 2 inspection, we recommend specialist investigations so you know exactly what further steps to take before proceeding with your purchase.

After inspecting hundreds of properties across the Redbridge area, our surveyors have built a clear picture of the defects that appear most often in IG5 housing stock. Understanding these patterns helps you know what to look out for and why independent inspection is so valuable in this particular area.

• Damp penetration: Rising damp at ground floor level, penetrating damp at chimney breasts, and condensation in bathrooms and kitchens are the most frequently reported defects in 1930s-1970s properties across IG5
• Roof wear: Slipped or cracked tiles, deteriorating flashings around chimney stacks and abutments, and aging roof felt beneath the tiles are routine findings on homes of this age
• Subsidence movement: Diagonal cracking consistent with London Clay settlement, particularly in properties with clay-susceptible trees like willows, poplars, or oaks in close proximity
• Outdated electrical installations: Properties built before 1975 often retain original wiring that falls below current safety standards - rubber-sheathed cables, round-pin sockets, and consumer units without residual current device protection are regularly flagged
• Plumbing and heating: Lead pipework in older properties, galvanised steel pipes prone to corrosion, and boilers approaching the end of their operational life are common recommendations for further specialist assessment
• Asbestos risk: Artex textured ceilings, thermoplastic floor tiles, and lagging around older boilers or pipework may contain asbestos in properties built or refurbished before 2000
• Timber defects: Woodworm activity in floor boards and roof timbers, and wet rot in external timber elements such as window boards and fascias, appear with regularity in properties of this age
• Pointing and external fabric: Eroded mortar joints in brick walls allow moisture ingress and can accelerate structural deterioration if not addressed

Not every property in IG5 will have all of these issues, and many are straightforward to remedy once identified. The critical point is that they are identified before you commit to purchase. Our report tells you which conditions apply to your specific property, their severity, and what action we recommend.

When we deliver your report, you receive a document structured around the RICS Home Survey Standard. This standard was revised and strengthened in 2021, and all our surveys comply with the updated requirements. The report is divided into clearly labelled sections covering each element of the property, with a condition rating applied to each.

Each section contains a description of what our surveyor observed, the condition rating awarded, and the reasons for that rating. Where a Condition 3 rating is given - indicating a serious defect or an issue requiring urgent attention - the surveyor also provides specific guidance on what further investigation or remedial work is needed. This gives you a clear action list for negotiation or for planning your post-purchase maintenance.

The report includes a section on risks to the building, grounds, and people, covering environmental hazards such as flooding potential and ground contamination, as well as the presence of any suspected hazardous materials. For IG5 properties, the geological risk assessment and any observations about drainage are particularly relevant given the area's clay geology and potential for surface water accumulation.

Finally, the report includes our independent market valuation of the property and an estimate of the reinstatement cost for insurance purposes. The valuation reflects the condition of the property as inspected and provides a factual basis for any price renegotiation if significant defects are found. Many buyers use the Level 2 Survey findings to negotiate reductions in the agreed purchase price, recovering the cost of the survey many times over.

The cost of a RICS Level 2 Survey in IG5 depends on the size, type, and agreed purchase price of the property. As a general guide, survey fees for properties in the IG5 area typically fall within the national range of £400 to £900. Larger detached properties at the top of the IG5 price range will attract fees toward the upper end of this scale, while one and two-bedroom flats will sit closer to the lower end.

Given that the average house price in IG5 reached £598,383 over the last year, the survey fee represents a small fraction of the total transaction cost - typically less than 0.15% of the purchase price. Against a potential renegotiation following identification of defects, or the cost of remedial works that might otherwise come as a surprise after moving in, this is a straightforward investment.

Our pricing is transparent, with no hidden extras. The quote you receive covers the full inspection and the completed report. The market valuation and reinstatement cost estimate are included as standard, unlike some providers who charge for these separately. Use our online quote tool to get an accurate price for the specific property you are considering in IG5.