RICS Level 2 Survey in RM11 3 Hornchurch

Our RICS Level 2 Survey provides a thorough visual inspection of all accessible areas of the property. We examine the walls, roof, foundations, floors, windows, doors, and services, identifying any defects that may affect the property's value or require remedial work. The survey includes assessment of the property's construction type, which in RM11 3 typically consists of traditional brick cavity wall construction for properties built from the 1920s onwards, or solid wall construction for older homes dating before 1919. We also evaluate the condition of extensions or alterations, which are common in this area as homeowners have expanded properties over the decades.

Our surveyors will assess the roof structure, including any visible timbers, tiles, and flashing, paying particular attention to common issues found in Hornchurch properties such as slipped tiles, deteriorated mortar, and signs of past or current leakage. Given that 80.8% of properties in RM11 3 were built before 1980, our inspectors frequently encounter roofs requiring repair or renewal. We also examine the external walls for signs of cracking, damp penetration, or movement, which can indicate structural issues requiring further investigation or simply reflect the normal settlement patterns in older properties. The predominant brick construction in the area, typically red brick with tiled roofs using clay or concrete tiles, is generally sound but age-related issues are common.

Inside the property, we inspect the condition of damp-proof courses, internal joinery, plasterwork, and fixtures. Our surveyors use moisture meters and thermal imaging equipment where appropriate to identify hidden damp issues, which are particularly common in the solid-wall properties that make up around 10.3% of the local housing stock. We also assess the condition of windows and doors, checking that they function correctly and are adequately sealed against the elements. Properties from the inter-war period (1919-1945), which represent 25.4% of the local housing stock, often feature render or pebbledash finishes that can hide underlying defects.

The RICS Level 2 Survey also includes a market valuation and building insurance reinstatement cost assessment. This valuation reflects current market conditions in the RM11 3 area, where average property prices stand at £571,152. For detached properties, the average price is significantly higher at £881,154, while flats average around £265,000. This information helps you understand the property's value in context and ensures you have adequate insurance cover.

• Roof and loft structure
• Walls, floors, and ceilings
• Damp assessment
• Electrical and plumbing visible areas
• Windows and doors
• Boundary walls and outbuildings

Properties in Hornchurch and the RM11 3 area present several recurring issues that our surveyors frequently identify during inspections. Given that more than a quarter of the housing stock was built between 1919 and 1945, and a further 45.1% between 1945 and 1980, aging building fabric is a common concern. Rising damp affects many older properties, particularly those with solid walls or where the damp-proof course has failed or been bridged by external ground levels. Our surveyors will inspect internal walls for staining, peeling wallpaper, and signs of salt contamination that indicate ongoing damp issues.

Roof defects are another frequent finding in the area. Properties built during the mid-twentieth century often feature roofs that are now approaching or beyond their expected lifespan. We commonly identify slipped or broken tiles, damaged or missing flashing around chimneys and penetrations, and deterioration of felt underlays that can allow water penetration into the loft space. Many properties also show signs of timber decay in roof structures, including woodworm infestation and wet or dry rot in rafters, purlins, and ceiling joists. These issues can be expensive to remediate and will be clearly flagged in your survey report.

The presence of London Clay beneath much of RM11 3 creates specific structural considerations for property purchasers. Properties built on shallow foundations or those with mature trees nearby (particularly those with high water demand species such as oaks, poplars, or willows) can experience subsidence as the clay shrinks during dry periods. Our surveyors will examine walls for cracking patterns that may indicate movement, looking specifically at diagonal cracks extending from window and door openings, cracks that are wider at the top than the bottom, and any signs of previous repair work that may suggest ongoing movement. Areas with superficial deposits such as River Terrace Deposits (sand and gravel) may have different foundation characteristics.

Electrical and plumbing systems in older properties frequently fail to meet current regulations. Properties built before the 1980s often have dated consumer units, inadequate earthing, and switchgear that would not pass modern electrical safety standards. Similarly, original plumbing may consist of galvanised steel pipes that have corroded internally, leading to low water pressure and potential leaks. These issues will be highlighted in our report, and we may recommend that you obtain specialist electrical and plumbing inspections before completion. Additionally, properties built before 2000 may contain asbestos-containing materials (ACMs) in textured coatings, insulation, and old pipe lagging, which our surveyors will identify where accessible.