RICS Level 2 Surveys in CR7

Thornton Heath developed primarily during the Victorian and Edwardian eras, with the arrival of the railway in 1862 triggering rapid residential expansion. The result is a housing stock dominated by terraced and semi-detached houses built between 1870 and 1914, constructed with solid nine-inch brick walls, suspended timber ground floors, and original slate or clay tile roofs. Properties of this age have had over a century to accumulate defects, and many have been altered, extended, or converted in ways that affect their original structural performance. Our surveyors understand how these building types age and what to look for at each stage of deterioration.

The inter-war period also brought a wave of semi-detached development to CR7, with cavity wall construction and concrete tile roofs replacing the older solid wall tradition. These 1920s and 1930s properties are now approaching 90 to 100 years old and often have electrical systems, plumbing, and heating installations from the post-war decades that are overdue for review. There are also newer apartment developments in CR7, including The Printworks on London Road and Ambassador Place on Ambassador Way in Thornton Heath, which suit a snagging inspection rather than a Level 2 survey.

• Victorian terraced houses with solid brick walls, slate roofs, and suspended timber floors
• Edwardian semi-detached properties with bay windows and decorative brickwork
• Inter-war semi-detached houses with cavity walls and concrete tiled roofs
• Post-war council and private estates with a mix of houses and flats
• Modern apartment blocks at developments such as The Printworks and Ambassador Place

CR7 sits on London Clay, the geological formation that underlies much of South and Central London. London Clay is classified as a shrink-swell soil, which means it contracts significantly during dry weather as moisture is drawn out, and expands again when wet. This seasonal ground movement can cause differential settlement beneath foundations, leading to cracking and distortion in the structure above. Large trees compound the risk substantially, as their roots extract moisture from clay soils across a wide radius. In the established residential streets of Thornton Heath, where mature trees are common, this is a relevant factor that our surveyors assess on every inspection.

Asbestos is a distinct risk in CR7 properties, particularly in homes built or altered between 1950 and 2000. Asbestos-containing materials were widely used in this period in textured artex coatings on ceilings, pipe lagging, floor tiles, and garage or outbuilding roofing in the form of corrugated asbestos cement sheets. While asbestos that is in good condition and undisturbed does not present an immediate health risk, it becomes hazardous if disturbed during renovation work. Our survey notes the presence of any materials suspected to contain asbestos and recommends professional sampling and analysis before any work is carried out that might disturb them.

• Check the Environment Agency flood map for the River Graveney flood zone at your specific property address
• Note any large trees within 15 metres of the property that could affect clay soils and foundations
• Ask the seller directly whether the property has ever experienced subsidence, settlement, or insurance claims for ground movement
• Check for asbestos-containing materials before planning any renovation or extension work
• Obtain an environmental search through your solicitor covering flood risk, ground stability, and contaminated land

Our inspectors follow the RICS Home Survey Standard, covering the exterior, interior, and services of the property in a structured and systematic way. For the Victorian and Edwardian terraces that dominate CR7, particular attention goes to solid brick wall condition, the state of the original or replacement roof covering, and the timber suspended floor structure. Many CR7 terraces have had their original sash windows replaced with uPVC units, often with mixed results for ventilation and condensation management, and our assessors note the condition and any implications of these alterations.

• Roof tiles, slates, ridge tiles, and verge condition for signs of deterioration, slippage, or active leaks
• Chimney stacks and flashings for cracking, failed repointing, and defective leadwork
• External walls for cracking, spalling brick, failed pointing, or evidence of penetrating damp
• Damp-proof course condition, noting any bridging or absence in pre-1890 construction
• Ceilings and internal walls for staining, cracking, or signs of rising or penetrating damp
• Accessible timber floor joists for woodworm, wet rot, dry rot, or excessive movement
• Electrical consumer unit for signs of outdated fuse wires, old-style rewirable fuses, or potentially unsafe wiring
• Drainage inspection covers where accessible to assess pipe condition and blockage
• Any suspected asbestos-containing materials in ceilings, flooring, or outbuildings