RICS Level 2 Home Survey in Bickley BR2 8

Our RICS Level 2 survey provides a thorough inspection of the property's visible and accessible areas, examining walls, floors, ceilings, roofs, and foundations for signs of structural movement, damp penetration, or timber deterioration. Our inspectors check roof conditions including tiles, flashing, chimney stacks, and flat roof sections, which are common areas of concern in period properties across Bickley. We assess the condition of damp-proof courses and note any bridging that could lead to moisture problems, particularly relevant for solid-walled Victorian properties common in this postcode. The survey includes evaluation of all accessible loft spaces where safe to do so, checking for daylight penetration, timber condition, and insulation levels.

The survey includes assessment of vital services such as electrical installations, plumbing, and drainage systems. Our inspectors test visible wiring, check for adequate earthing, and note any obvious fire hazards that may be present in older electrical installations. We examine water pressure, pipework condition visible within the property, and drainage outlets. For homes with older installations, particularly those built before 1950, we highlight areas requiring further investigation by qualified electricians or plumbers. This is especially important in Bickley where many original electrical systems from the mid-20th century may still be in use.

We also evaluate the property's external elements including walls, windows, doors, and any outbuildings or extensions. Our surveyors document the condition of damp-proof courses, cavity wall insulation where visible, and ground levels around the property. In BR2 8, where properties may sit on clay soils prone to shrink-swell movement, we pay particular attention to signs of subsidence or foundation movement. We check for diagonal cracking in brickwork, doors and windows that bind, and gaps where walls meet floors or ceilings. Properties with mature trees nearby, such as those along Jackson Road or St Augustine's Avenue, receive additional scrutiny for potential root-induced movement.

• Structural condition assessment
• Roof and chimney inspection
• Damp and timber decay detection
• Electrical safety check
• Plumbing and drainage evaluation
• Energy efficiency matters

Properties in Bickley and the surrounding BR2 8 postcode present several recurring issues that our Level 2 surveys frequently identify during inspections across the area. Damp problems are prevalent in period properties, particularly those with solid walls or where original damp-proof courses have failed or been bridged by external ground levels or internal cement render. Our inspectors see penetrating damp from damaged brickwork, rising damp in ground-floor rooms, and condensation issues in poorly ventilated bathrooms and kitchens. These problems are especially common in Victorian and Edwardian properties that dominate certain streets in the area, including many homes built during the 1860s development of the Bickley Park estate.

Roof defects represent another significant finding in our Bickley surveys, with period properties often featuring original pitched roofs that despite their age show deterioration to tiles, flashing, and underfelt. Flat roofs, common on extensions built during the 1960s and 1970s, frequently reach the end of their serviceable life and show signs of ponding or blistering. Our surveyors inspect all accessible roof spaces, checking for daylight penetration, timber decay, and signs of previous or current leaks. Chimney stacks on older properties also require careful assessment, with tilting or deteriorating stacks posing potential safety concerns. Properties on Southborough Lane and near the conservation area often feature prominent chimney stacks that warrant close examination.

Electrical installations in older Bickley properties often fall below current safety standards, with original wiring from the mid-20th century or earlier potentially still in use. This presents fire risks and inadequate capacity for modern household demands with multiple appliances and charging devices. We identify consumer unit locations, earthing arrangements, and visible wiring conditions during our inspection. Where we note concerns about outdated consumer units, missing circuit breakers, or deteriorated insulation, we recommend further investigation by a registered electrician. Similarly, plumbing systems in period homes may feature original galvanized steel or lead pipework that requires upgrading for health and performance reasons.

The local geology creates additional considerations for BR2 8 property buyers, as the area includes clay soils that shrink and swell with moisture changes, potentially causing foundation movement. Properties near mature trees, particularly those with shallow foundations common in older construction, may show signs of differential movement including crack patterns wider at the top than the bottom. The Ravensbourne catchment passes through the western part of Bromley, and while BR2 8 is not in a high-risk flood zone, surface water flooding can occur in low-lying areas. Our surveyors note these environmental factors and recommend appropriate investigations where concerns are identified.

While BR2 8 is predominantly known for its period properties, new build developments do exist in the area and have their own surveying considerations. The Hasell Park Place development on Jackson Road comprises nine 4-bedroom detached family homes, all of which have been reserved. Even new properties can contain defects arising from construction shortcuts or design issues, making a Level 2 survey valuable for new build purchases. Our surveyors check the quality of build, installation standards, and identify anysnagging issues that builders should address before the warranty period expires.

The St Augustine's Avenue development offers new semi-detached residences with guide prices starting around £625,000 for a 2-bedroom property. New build properties may present different defect profiles compared to period homes, including issues with thermal bridging, inadequate ventilation, and problems with modern construction materials. Our Level 2 survey provides for new build purchases, identifying defects that may be covered by builder warranties or NHBC guarantees. We recommend booking your survey as early as possible in the buying process to allow time for any issues to be addressed before completion.