RICS Level 2 Home Survey in Melbourne

The RICS Level 2 Home Survey, formerly known as the Homebuyers Survey, is designed for properties in reasonable condition and provides a comprehensive assessment of the property's visible structure and condition. Our inspectors examine all accessible areas of the property, including the roof space (where safe access is available), walls, floors, windows, doors, and the surrounding grounds. The survey includes a market valuation and reinstatement cost assessment, which is particularly important for insurance purposes and ensuring you are not overpaying for the property. We use a non-invasive visual inspection methodology that follows RICS technical standards, meaning we examine what is visible without moving furniture or undertaking any structural opening up.

In Melbourne's housing market, where property prices have seen recent fluctuations with prices around 10% down on the previous year according to Rightmove data, having an accurate valuation is crucial. Our Level 2 survey provides this valuation alongside the detailed condition assessment, giving you confidence in your investment decision. The report uses a clear traffic light system to indicate the condition of different areas: red for serious issues requiring urgent attention, amber for defects that need negotiating, and green for satisfactory condition. This system makes it easy to prioritise remedial work and understand which issues require immediate attention versus those that can be planned for over time. The valuation element also helps you confirm that the asking price reflects current market conditions in the Melbourne area, where we have seen 63 properties sell in the last year.

The survey is suitable for the variety of property types found in Melbourne, from traditional terraced houses in the town centre to detached properties in the surrounding parklands. Our surveyors understand that properties in this area may have specific characteristics related to their age and construction, and the report will highlight any issues that are particularly relevant to properties of this type and location. This includes noting any items that may affect the value of the property or require future maintenance budget planning. For example, if you are purchasing a Victorian or Edwardian property in Melbourne, our report will specifically address common issues found in properties of that era, such as the solid wall construction that is prevalent in older buildings throughout the town.

The RICS Level 2 survey also includes an assessment of energy efficiency matters, highlighting areas where improvements could be made to reduce running costs and improve the environmental performance of the property. This is increasingly important for buyers in Melbourne, where older properties may have significant potential for energy efficiency upgrades. Our report will flag any obvious issues such as single glazing, missing insulation, or outdated heating systems that could affect your ongoing costs as a homeowner.

• Structural condition assessment
• Visible defects and disrepair
• Market valuation
• Reinstatement cost for insurance
• Energy efficiency matters
• Legal considerations highlighting

Our experience surveying properties across Melbourne reveals several recurring issues that buyers should be aware of. Properties from the Victorian and Edwardian periods, which make up a significant portion of the town's housing stock, commonly exhibit damp problems. This is particularly true of properties with solid walls rather than cavity wall construction, where moisture can penetrate more easily. Our surveyors frequently identify damp issues in older properties, especially those with poor underfloor ventilation. The traditional construction methods used in Melbourne, including the characteristic Flemish bond brickwork, while visually appealing, can be more susceptible to damp penetration than modern cavity wall construction. We check carefully for signs of rising damp, penetrating damp, and condensation, using our thermal imaging equipment where appropriate to identify areas of moisture ingress.

Roof conditions are another common finding, with defective rainwater goods leading to water ingress and associated damage. The traditional red clay and Staffordshire blue clay roof tiles found on many properties, while durable, can suffer from cracked or slipped tiles, particularly after severe weather. Our inspectors thoroughly assess roof coverings, gutters, and downpipes, noting any defects that could lead to future problems. The Staffordshire blue clay tiles, in particular, are a traditional feature of properties in the Melbourne Parklands area where estate farmsteads were built with this distinctive dark roofing material. We have found that properties with older roof coverings often require significant investment in maintenance within the first few years of ownership.

The clay soils prevalent in the Melbourne area mean that subsidence is a genuine concern. Properties with trees close to the foundations, or those built on ground with high clay content, can experience movement as the soil expands and contracts with moisture levels. One recent survey of a 1960s bungalow in Melbourne identified significant subsidence affecting both an extension and part of the original property, with trees pushing against boundary walls. Our Level 2 survey will identify any signs of subsidence or movement and recommend appropriate action. We look for tell-tale signs such as cracking to walls, doors and windows that stick, and uneven floors, all of which may indicate structural movement that requires further investigation.

Outdated electrical installations are frequently identified in Melbourne's older properties. Properties built before the 1970s often have electrical systems that would not meet current regulations and may pose a safety risk. Our survey includes a visual assessment of the electrical consumer unit, wiring age, and socket positions, with recommendations for a full electrical inspection by a qualified electrician where concerns are identified. Additionally, we commonly find boundary wall deterioration, particularly on properties where the walls have been subject to movement from tree roots or have simply reached the end of their structural life. The local geology, with its clay soils, can exacerbate boundary wall issues as the ground shifts over time.

• Rising damp in solid wall properties
• Defective roof tiles and rainwater goods
• Subsidence and foundation movement
• Poor underfloor ventilation
• Boundary wall deterioration
• Outdated electrical installations