RICS Level 2 Survey in London Borough of Havering

A RICS Level 2 Homebuyer Survey provides a thorough inspection of the property's accessible areas, identifying defects and potential issues that could affect value or safety. Our Chartered Surveyors examine the structural integrity of the building, including walls, floors, ceilings, and the roof structure. In Havering's predominantly brick-built properties, we pay particular attention to brickwork condition, mortar pointing, and any signs of movement or cracking that might indicate subsidence concerns. We check the condition of load-bearing walls and examine how the property has been modified over the years.

Havering's housing stock includes many properties built during the inter-war and post-war periods, meaning our inspectors frequently encounter issues related to aging construction. We assess roof conditions, checking for damaged tiles, deteriorated flashing, and compromised felt systems. Given the prevalence of London Clay beneath much of Havering, we carefully examine properties for signs of subsidence or heave, which can cause significant structural problems if left unaddressed. Our surveyors look for the characteristic patterns of foundation movement, including cracks in walls, sticking doors and windows, and uneven floor levels.

The survey includes a comprehensive assessment of damp levels throughout the property, checking for rising damp, penetrating damp, and condensation issues. Our inspectors test windows and doors for proper operation, examine the condition of skirting boards and plasterwork, and evaluate the overall maintenance condition of the property. We also inspect outbuildings, garages, and the boundaries of the site where accessible. In properties where we suspect damp problems, we use moisture meters to assess the extent of any water penetration and provide recommendations for remediation.

We inspect all visible and accessible electrical installations, checking the condition of the consumer unit, wiring, socket outlets, and light switches. While we do not carry out detailed electrical testing, we identify obvious safety hazards and recommend that a qualified electrician inspect any installation that appears dated or unsafe. Similarly, we examine visible plumbing works, checking the condition of pipes, tanks, and cylinders, and note any signs of leaks or corrosion that may require attention from a plumbing professional.

• Structural walls and foundations
• Roof structure and covering
• Damp and moisture testing
• Electrical and plumbing visible aspects
• Windows, doors, and joinery
• Boundaries and outbuildings

The London Borough of Havering sits on London Clay, which presents unique challenges for property owners and buyers. This clay soil expands and contracts significantly with changes in moisture content, meaning properties can experience subsidence during dry periods and heave when the ground becomes waterlogged. Our surveyors are trained to identify the subtle signs of such movement, including cracking patterns that follow specific stress lines, doors and windows that bind or stick, and visible discrepancies in floor levels across different rooms. Properties with large trees planted close to the foundations are particularly vulnerable, as tree roots draw moisture from the clay, causing it to shrink.

Many properties in Havering were built during the inter-war and post-war periods when building regulations were less stringent than today. These properties often feature shallow foundations that may not meet current standards, cavity walls that were sometimes incorrectly constructed, and roofing timbers that were treated with now-outdated preservatives. Our inspectors know what to look for in these age-specific properties and can identify where original construction methods may have created weaknesses that need addressing. The prevalence of semi-detached houses in areas like Hornchurch, Elm Park, and Romford means we frequently encounter issues relating to shared walls and foundations.

Havering contains several conservation areas where properties may have additional protections and requirements. Properties in these areas, such as those in parts of Upminster and the older villages within the borough, may have listed building status or be subject to Tree Preservation Orders. Our surveyors understand how these designations affect property maintenance and can advise on the implications for any remedial work identified during the survey. If a property is listed, we will note this in our report and recommend that you consult with Havering Council's planning department before proceeding with any alterations.

Our experience surveying properties throughout Havering reveals several recurring defect patterns that buyers should be aware of. Damp issues feature prominently, particularly in older properties that lack modern damp-proof courses or have been subject to water penetration through degraded pointing or flashing. Rising damp affects numerous period properties, while penetrating damp often manifests in areas where mortar has deteriorated or where roof defects allow water ingress. In properties with solid walls, which are common in older Havering homes, condensation can also be an issue, particularly in rooms with limited ventilation such as bathrooms and kitchens.

Electrical systems in properties over 50 years old frequently require attention, with original wiring often failing to meet current regulations and posing potential safety hazards. Our surveyors routinely identify outdated consumer units, lack of earthing, and wiring that predates modern standards. In properties built before 2000, we also watch for asbestos-containing materials such as Artex ceiling coatings, old pipe lagging, and asbestos cement sheets. Any suspected asbestos is noted in the report with recommendations to engage a licensed asbestos surveyor before any removal or disturbance works.

The London Clay geology underlying much of Havering creates specific structural concerns. Properties may exhibit signs of subsidence or foundation movement, particularly where large trees are positioned close to the building or where drainage systems have failed. Our inspectors are trained to identify the subtle signs of such movement, including cracking patterns that are wider at the top than the bottom, doors that have begun to stick, and visible steps or drops in floor levels between rooms. We also examine the condition of drainage systems, as damaged or blocked drains can cause water to saturate the clay beneath foundations, leading to movement.

Roof conditions frequently require attention, with older properties often displaying deteriorated tiles, damaged ridge tiles, and compromised felt systems. Many inter-war properties in Havering feature traditional pitched roofs with battens and felt underlays that can deteriorate over time, allowing water penetration into the roof space. Guttering and rainwater goods commonly show signs of wear, with leaks causing water penetration into the structure. Timber defects, including wet rot, dry rot, and woodworm infestation, affect structural timbers in many period properties throughout the borough, particularly in roof structures and ground-floor joists where ventilation has been poor.

• Rising and penetrating damp
• Outdated electrical systems
• Subsidence from clay shrinkage
• Roof tile and flashing defects
• Timber rot and woodworm
• Outdated plumbing and heating