RICS Level 2 Survey in the London Borough of Newham

Our RICS Level 2 survey provides a thorough inspection of the property's condition, focusing on all major accessible elements including walls, roofs, floors, windows, doors, and installations such as plumbing and electrical systems. The surveyor will identify any defects, potential issues, or areas requiring immediate attention, categorising them by severity so you understand which problems are urgent and which can be addressed over time. Our inspection process follows the RICS professional guidance, ensuring consistency and thoroughness on every property we survey.

In Newham's diverse housing stock, our inspectors pay particular attention to common issues found in the area's properties. Properties built before 1919, common in areas like Plaistow and Forest Gate, often have solid brick walls without damp-proof courses, making them susceptible to rising damp. The underlying London Clay geology across Newham creates specific risks for subsidence and foundation movement, particularly in older properties with shallow foundations. Our surveyors are trained to identify the early signs of these issues, including cracking patterns, uneven floors, and signs of water penetration that may indicate more serious structural concerns.

Our survey report includes clear ratings for each element: condition is rated as satisfactory, requires attention, requires urgent attention, or requires inspection by an expert. We also provide expert guidance on legal and regulatory considerations that may affect the property, including any matters requiring further investigation by specialists. For properties in Newham's 28 Conservation Areas or Listed Buildings, we specifically advise on any planning constraints or listed building consent requirements that may affect your intended use of the property.

The Level 2 survey also includes an assessment of energy efficiency matters and highlights any obvious breaches of building regulations that we observe during our inspection. While not as comprehensive as a full RICS Level 3 Building Survey, our Level 2 report provides sufficient detail for most conventional properties in Newham, including the many Victorian and Edwardian terraces, inter-war semi-detached houses, and modern apartments that make up the borough's housing stock.

• Structural walls and foundations
• Roof covering and condition
• Windows, doors, and joinery
• Dampness and moisture detection
• Electrical and plumbing systems
• Fire safety and insulation

The London Borough of Newham presents specific challenges for property buyers due to its geological conditions and diverse housing stock. The underlying London Clay Formation creates a moderate to high shrink-swell potential, meaning properties can be susceptible to subsidence or heave during periods of drought or heavy rainfall. Our surveyors are trained to identify signs of structural movement, including cracking to walls and uneven floors, which may indicate foundation issues. This is particularly important for the many Victorian and Edwardian properties in areas like West Ham, Plaistow, and Forest Gate that were built with shallow brick footings.

Flood risk is another significant consideration in Newham. The borough is bordered by the River Thames to the south and contains sections of the River Lea and its tributaries. Many areas are also at risk of surface water flooding due to the heavily urbanised nature of the borough and extensive impermeable surfaces. Our inspectors assess flood risk factors and note any visible signs of previous water damage or dampness. Properties in low-lying areas near the Royal Docks or along the River Lea require particularly careful assessment, and we will flag any concerns in our report.

Older properties in Newham, particularly those built before 1980, commonly have outdated electrical systems that do not meet current regulations. Many Victorian and Edwardian terraces in areas like West Ham and East Ham still have original wiring that may pose a safety risk. Similarly, plumbing systems in older properties often use galvanised steel or lead pipes that require upgrading. Our surveyors note the age and condition of these essential services, recommending further investigation by qualified electricians and plumbers where necessary.

Asbestos-containing materials (ACMs) are frequently found in properties built before 2000. Textured coatings (Artex), insulation boards, and pipe lagging may contain asbestos, and our surveyors will note any suspected ACMs in their report. This is particularly relevant for the numerous post-war council estates and tower blocks across the borough, where ACMs were widely used in construction. While not always visible, our experienced surveyors know where to look and will advise if sampling or specialist removal is required.

Newham's housing stock reflects its evolution from a Victorian working-class suburb to a modern London borough. The predominant construction methods vary significantly depending on the age of the property. Victorian and Edwardian properties, which make up a substantial portion of the terraced housing in areas like Plaistow, Forest Gate, and West Ham, were typically built with solid brick walls using London stock brick, timber floor joists, and slate or clay tile roofs. These properties often have shallow brick footings that can be vulnerable to movement in the underlying clay soil.

Inter-war and post-war housing in Newham includes council-built estates constructed from the 1920s through to the 1970s. These properties often feature cavity brick walls (though earlier examples may still be solid), concrete floors, and tiled roofs. The numerous tower blocks and medium-rise apartment buildings that dominate parts of Stratford and East Ham were constructed using reinforced concrete frames and pre-cast concrete panels. While generally sound, these buildings require specific expertise to assess, particularly regarding concrete degradation and the condition of balcony walkways.

Modern developments in the borough, particularly those built since the 2012 Olympics, use contemporary construction methods including steel frames, curtain walling systems, and large areas of glazing. Flat roofs are common on modern apartment blocks, and while these use modern membrane systems, they have a limited lifespan compared to traditional pitched roofs. Our surveyors understand these construction methods and can identify common defects associated with each building type, from missing mortar on Victorian brickwork to sealant failures on modern aluminium windows.