RICS Level 2 Survey in RM4

Our RICS Level 2 survey provides a thorough inspection of all accessible areas of the property, examining the main structural elements, walls, roof, windows, doors, and key installations like plumbing and electrical systems. The surveyor will identify any defects that could affect the property's value or require significant repair work, categorising each issue by its severity so you understand exactly what you're committing to. We use the RICS traffic light rating system, giving you clear visual indication of each defect's seriousness.

In the RM4 area, where over half of homes were built prior to 1945 according to Havering borough data, our inspectors pay particular attention to common problems found in older properties. These include deteriorating brickwork, aging roof structures, outdated electrical wiring that may not meet current regulations, and the presence of original features that may require specialist maintenance. When we inspect a Victorian property in Abridge, for example, we know to check for the absence of modern damp-proof courses and the condition of original lime mortar pointing that has often eroded over more than a century.

The survey includes a market valuation if you request it, which can be particularly useful in the current RM4 market where property prices have fluctuated. Rightmove data shows prices are currently 8% down from the 2021 peak of £693,772, making accurate valuation especially important for buyers. Our valuers draw on current sold price data, local market knowledge, and database information to provide an accurate assessment that reflects real market conditions in the RM4 area.

We inspect the main structural walls and foundations, looking for signs of movement or subsidence that can affect properties on the clay soils prevalent in this part of Essex and East London. The roof, chimneys, and gutters are examined for defects, with particular attention to older clay tile roofs that may have exceeded their expected lifespan. Windows, doors, joinery, damp and timber condition, plumbing and electrical systems, insulation and ventilation, and external areas and boundaries are all included in our comprehensive inspection.

• Structural walls and foundations
• Roof, chimneys, and gutters
• Windows, doors, and joinery
• Damp and timber condition
• Plumbing and electrical systems
• Insulation and ventilation
• External areas and boundaries

Properties in the RM4 area present several typical defects that our inspectors encounter regularly. Given the high proportion of older housing stock in Havering, damp problems feature prominently in our findings. This includes penetrating damp from deteriorating brickwork, rising damp where original damp-proof courses have failed, and condensation issues in properties with inadequate ventilation. Older solid-walled Victorian and Edwardian properties found throughout Abridge and Havering-atte-Bower are particularly susceptible to these moisture-related problems. We have frequently found damp issues in period properties where original solid walls have been insulated without proper ventilation, creating condensation problems that manifest as black mould on cold surfaces.

Roof defects represent another common finding in RM4 surveys. Many properties in this area feature original clay tile roofs that have exceeded their expected lifespan. Our inspectors check for missing or broken tiles, deteriorated ridge mortar, sagging roof lines, and issues with hidden gutters behind parapet walls that can lead to penetrating damp. The replacement of original clay tiles with heavier concrete tiles on older structures has also caused roof spread in some properties, where the increased weight pushes the walls outward at the eaves. We have seen this issue in several properties in the Stapleford Abbotts area where such alterations have been made without structural reinforcement.

Electrical and plumbing systems in older RM4 properties often require attention. Original wiring from the mid-twentieth century or earlier may still be in use, presenting fire risks and failing to meet modern safety standards. Similarly, lead pipework, which was commonly used in properties built before the 1970s, poses health concerns and should be replaced. Our survey reports flag these issues clearly, helping you negotiate with sellers or budget for essential upgrades. In our experience, many properties in the RM4 area still have original consumer units with rewireable fuses rather than modern RCBO protection, which represents a significant safety concern.

• Damp and moisture penetration
• Roof tile damage and deterioration
• Structural cracks and movement
• Outdated electrical wiring
• Lead pipework in older properties
• Timber decay and pest activity
• Defective gutters and drainage

The RM4 postcode sits within an area of notable environmental significance that our surveyors take into account during inspections. The proximity to Epping Forest, which is a Special Area of Conservation (SAC) and Site of Special Scientific Interest (SSSI), means that properties within approximately 6.2km may be subject to specific planning considerations. New developments in this zone may require mitigation measures for recreational pressure and air pollution impacts on the forest. While this primarily affects new build developments, it can influence property values in areas close to the forest boundary.

Ground conditions in RM4 present specific challenges for property owners. The underlying clay soils, typical of much of South-East England including the London area, are highly susceptible to volume changes with moisture variations. During prolonged dry periods, these soils shrink and can cause subsidence, particularly where trees are present near foundations. Conversely, during wet periods, the clay swells and can cause heave. Our survey reports include observations on ground conditions and any signs of movement that might relate to these soil characteristics. We have identified properties in the RM4 area where trees planted too close to the building have caused foundation damage through root-induced soil shrinkage.

The River Rom, which flows through the Romford area, has a history of flooding events that affect properties in the floodplain. While not all of RM4 is directly affected, properties near watercourses should be carefully assessed. Surface water flooding, or flash flooding, can also occur during intense rainfall events, and our inspectors note any factors that might contribute to this risk. The Environment Agency Flood Warning Area designation for the River Rom means that properties near the river in areas like Rush Green should have particular attention paid to flood resilience measures during our inspection.

Havering has the highest proportion of homeowners across all London boroughs, with 70.5% of households owning their accommodation. This creates a strong local property market but also means that many residents may be undertaking their own maintenance and renovation work. Our surveyors are skilled at identifying where DIY alterations may have compromised structural integrity or failed to meet building regulations, which is particularly important in older properties where multiple owners may have made modifications over the years.