RICS Level 2 Survey in Kennington

Kennington presents a unique set of challenges and considerations for property buyers that make a RICS Level 2 survey particularly valuable. The area is characterised by its blend of historic housing stock and new build developments, each with their own potential issues. Properties in Kennington Conservation Area (CA08), which was designated in 1968 and extended through to 1997, often feature traditional brick construction from the Georgian and Victorian periods. These period properties, while beautiful, can suffer from issues related to their age, including damp penetration, outdated electrical systems, and roof condition concerns that are not always visible during a casual viewing.

The geology of Kennington also warrants professional attention during your property inspection. Being part of the low-lying plains of clay deposits formed by the River Thames in the London Basin, properties in this area may be subject to shrink-swell risk. This means the clay soil beneath foundations can expand and contract with moisture changes, potentially causing movement in the building structure over time. Our surveyors specifically assess foundations, walls, and floors for signs of subsidence or movement that could indicate problems with the underlying ground conditions. Given the recent weather patterns in South London with periods of heavy rainfall followed by dry spells, shrink-swell activity has become more prevalent in clay-heavy areas like Kennington.

Additionally, many of Kennington's large period properties have been converted into luxury flats, which introduces another layer of complexity for buyers. Understanding the condition of shared walls, the building's roof, and the maintenance history of communal areas is crucial. The Level 2 survey provides you with this information, flagging any areas of concern that might require further investigation or could be used as leverage in price negotiations with the seller. Our experience in Kennington means we understand the specific issues that arise in converted properties, from the Kennington Road terraces to the properties around Kennington Cross.

• Traditional brick construction from Georgian and Victorian periods
• Converted period properties with potential shared maintenance issues
• Clay soil geology presenting shrink-swell foundation risks
• Conservation area restrictions affecting renovations
• New build developments requiring snagging inspections

Kennington has seen significant development in recent years, with several new build projects completing or underway in the area. Developments like Oval Village, located on Kennington Lane near the Kia Oval Cricket Ground, offer modern studio, one, two, and three-bedroom apartments with prices ranging from £595,000 to over £2.7 million. Graphite Square on Albert Embankment provides contemporary one-bedroom apartments from £550,000, while The Wilderly on Ash Avenue offers one and two-bedroom flats in the £650,000 to £955,000 range. While these properties are brand new, they still benefit from a Level 2 survey to identify any construction defects or issues that may not be apparent during a developer viewing.

Even in new builds, our surveyors have identified issues ranging from minor cosmetic defects to more significant problems with windows, doors, plumbing fixtures, and insulation. The Level 2 survey provides you with a professional assessment of the property's condition at the point of purchase, giving you ammunition for any warranty claims you may need to make. Given the premium prices commanded by Kennington's new developments, ensuring the property is in the expected condition represents a wise investment. We have inspected numerous properties in Oval Village and are familiar with the common issues that arise in these Berkeley-developed buildings.

For buyers considering properties in the Manor & Braganza development or Manor Place, which involve conversions of former public houses and other buildings, a Level 2 survey is particularly important. Conversion properties can present unique challenges including potential structural alterations, changes to the original building footprint, and issues arising from the conversion process itself. Our surveyors understand these complexities and provide detailed assessments that specifically address the issues most likely to affect converted properties in the Kennington area. The Manor & Braganza development by Durkan Homes offers one to four-bedroom residences including apartments, duplexes, and townhouses, and our experience with similar conversions in the SE17 and SE11 areas means we know what to look for.

Kennington's housing stock is predominantly made up of flats, which account for approximately 84% of property sales in the SE11 area over the last twelve months. Terraced properties represent around 15% of sales, with semi-detached and detached properties making up a much smaller proportion. This distribution reflects Kennington's urban character, with its elegant Georgian and Victorian terraced houses having been converted into flats over the decades, particularly as the area became more desirable during the 20th century.

The Kennington Conservation Area, covering the historic heart of Kennington around Kennington Road and Kennington Lane converging at Kennington Cross, features some of the area's most desirable period properties. These smart terraced houses, dating from the late 18th century onwards, showcase the architectural heritage of the area. The Duchy of Cornwall Estate, laid out in the early 20th century, adds another layer of architectural interest with its distinctive character. Properties in these areas often require more careful inspection due to their age and the potential for hidden defects that have developed over many decades.

Kennington Park Road Conservation Area, located on the southeast side of Kennington Park Road, features a cohesive group of late 18th and 19th-century houses that represent the area's Georgian and Victorian heritage. Buyers considering properties in these conservation areas should be aware that any significant renovations or alterations may require planning permission from Lambeth Council, and our surveyors can advise on any conservation considerations that might affect your intended use of the property. Properties in these designated areas often have additional restrictions that affect what you can and cannot change, so understanding these constraints before purchase is essential.