RICS Level 2 Survey in London Borough of Bromley

Our RICS Level 2 Homebuyer Survey provides a comprehensive inspection of the property's visible condition and identifies defects that affect value or safety. We examine all accessible areas including roofs, walls, floors, windows, and doors, as well as services like heating, plumbing, and electrics where visible. The survey follows RICS standards and provides a clear red, amber, or green rating system to help you understand the urgency of any issues discovered. This systematic approach ensures nothing is missed, giving you confidence in your property assessment.

In Bromley's housing stock, our inspectors frequently identify issues related to the area's London Clay geology. Properties with mature trees, particularly those in Beckenham, Chislehurst, and around the Ravensbourne corridor, can experience subsidence or heave movement that manifests as cracking in walls. We specifically look for signs of this type of movement and provide detailed advice on whether further structural investigation is required. Our familiarity with the local soil conditions means we can distinguish between settlement that's within normal parameters and movement that warrants concern.

The survey also addresses common defects found in Bromley's older properties. With 18.7% of homes built before 1919 and 25.1% constructed between 1919-1945, issues such as failing damp proof courses, outdated electrical wiring, and worn roof coverings are regularly identified. Our reports provide practical guidance on remedial work needed and estimated costs, giving you leverage in price negotiations. We also check for asbestos-containing materials in properties built before 2000, which is a common finding in the borough's older housing stock.

Beyond the core inspection, we assess energy efficiency considerations that are increasingly important for Bromley homeowners. Many of the borough's older properties lack adequate insulation, and our survey highlights areas where improvements could reduce energy costs. We also note any boundary issues that might affect your ownership, particularly important given the varied plot sizes found across Bromley's residential areas.

• Structural movement and subsidence assessment
• Damp and timber decay inspection
• Roof condition and gutter analysis
• Electrical and plumbing condition overview
• Boundary and exterior inspection
• Energy efficiency considerations

Bromley has seen significant new development activity in recent years, with several notable schemes completing across the borough. St Mark's Square in BR2 9HY offers one, two, and three-bedroom apartments from £340,000, developed by U+I. London Square's Bromley Point on Masons Hill (BR2 9HT) provides apartments ranging from £380,000 to over £700,000. The Old Sorting Office on the High Street (BR1 1PW) by Acorn Property Group converts the historic building into residential apartments, blending period features with modern living.

Even new builds benefit from a Level 2 survey. While structural defects are less likely in recently constructed properties, our inspectors identify issues with snagging, insulation installation, window sealing, and construction quality that may not be apparent to buyers. For the new homes at Park Langley Place in Beckenham (BR3 3BP), where Berkeley Homes is constructing houses from £1.2 million, we assess the quality of modern construction methods and any potential issues with the recently built structure. New build doesn't always mean problem-free.

Modern building regulations have increased energy efficiency standards, but we still find issues with thermal bridging, inadequate ventilation, and incomplete insulation in some new developments. Our survey highlights these concerns so you can address them with the developer or factor them into your renovation budget. We also check that any warranty schemes offered provide adequate protection for your investment.

Our experience surveying properties across Bromley means we know the common issues that affect homes in this area. London Clay soils cause the majority of subsidence concerns, with properties featuring large trees, particularly oak and poplar, at highest risk. We inspect for cracking patterns that indicate movement and advise on whether geotechnical investigation is warranted. The areas around Beckenham and Chislehurst, with their mature gardens and established tree lines, see particular issues with foundation movement.

Damp problems feature prominently in our Bromley survey reports. Properties built before 1919 often lack functioning damp proof courses, while render deterioration on post-war homes allows penetrating damp to take hold. The 34.6% of properties built between 1945-1980 frequently show issues with cavity wall construction that wasn't properly vented, leading to condensation problems. Our surveyors use thermal imaging and moisture meters to assess the extent of damp issues and recommend appropriate remediation.

Roof defects are another frequent finding, especially on properties with original clay tile or slate coverings that have exceeded their expected lifespan. We inspect for cracked or slipped tiles, deteriorated pointing, damaged flashings, and blocked gutters that can lead to water ingress. In properties with flat roofs, common on extensions and some 1960s-70s developments, we assess the condition of the covering and look for signs of ponding or membrane failure.

Electrical and plumbing issues are commonly identified in Bromley's older properties. Many homes built before the 1970s still have their original wiring, which may not meet current regulations and poses safety risks. We recommend that electrical testing be carried out by a qualified electrician before completion. Similarly, lead pipes and galvanized steel plumbing, common in pre-war properties, should be assessed by a plumber. Our survey highlights these concerns so you can budget for necessary upgrades.

• Subsidence cracks from clay soil movement
• Rising damp and penetrating damp
• Roof tile deterioration and flashing defects
• Timber rot and woodworm infestation
• Outdated electrical wiring (pre-1970s)
• Inadequate insulation and draft issues