RICS Level 2 Survey in Hammersmith and Fulham

Our RICS Level 2 survey provides a thorough inspection of the property's visible and accessible elements. Our inspectors examine the walls, floors, ceilings, roof, chimneys, bathrooms, and kitchen, checking for signs of damp, rot, structural movement, or subsidence. In Hammersmith and Fulham, where many properties date from the Victorian and Edwardian periods, our surveyors pay particular attention to common issues in older homes, including deteriorating brickwork, outdated electrical systems, and the condition of original features like sash windows and period fireplaces that add character but may require ongoing maintenance.

The survey includes a comprehensive assessment of the property's condition, with each element given a rating from "good" to "urgent repairs required." We examine the roof structure, including any flat roofs common in modern apartments along the Thames riverside developments, and check the condition of gutters, downpipes, and drainage systems. Given the borough's significant flood risk, with 56% of buildings threatened by surface water flooding, our inspectors carefully assess basement areas and drainage around the property foundations, making particular note of any signs of previous water ingress that could indicate future vulnerability.

We also evaluate the condition of windows, doors, joinery, and finishes throughout the property. Our surveyors check for signs of condensation, which can be a particular issue in the borough's many converted flats where ventilation may be restricted, and assess the ventilation systems to ensure they are adequate for the property type. For properties in conservation areas, which cover approximately half of the borough including prestigious areas like Ravenscourt, Parsons Green, Brook Green, and the Hurlingham area, we note any features that may be of architectural or historical significance that could affect your renovation plans or require specialist maintenance.

Additionally, we assess the condition of any outbuildings, boundary walls, and fences. In areas like the Gunter Estate and Shepherd's Bush, where period properties are prevalent, boundary walls are often original features that may have deteriorated over time and could require significant repair investment. Our survey highlights these issues so you can factor them into your purchasing decision and negotiation with the seller.

• Structural walls and foundations
• Roof structure and covering
• Damp and rot assessment
• Electrical systems overview
• Windows and doors
• Drainage and gutters
• Boundary walls and outbuildings

Hammersmith and Fulham boasts 44 conservation areas, covering approximately half of the borough. These include prestigious areas like Ravenscourt, Parsons Green, Brook Green, and the Hurlingham area. If you are purchasing a property within a conservation area, our Level 2 survey will identify any visible alterations or issues that may require further investigation or planning permission. Properties in these areas often have restrictions on modifications, and our report highlights any features that may affect your future renovation plans. The borough also has areas within the Old Oak Park Royal Development Corporation (OPDC) that have additional planning considerations.

The borough contains almost 500 statutory listed buildings, including one Grade I listed building (Fulham Palace) and approximately 40 Grade II* listed buildings. Properties listed as Grade II require special consideration, as any alterations require Listed Building Consent. It is a criminal offence to carry out works without the necessary consent. For older or more complex listed properties, we often recommend a RICS Level 3 Building Survey, which provides a more comprehensive assessment suitable for historic buildings. Our Level 2 survey will flag if a property appears to warrant more detailed investigation.

Many of the borough's Victorian and Edwardian properties feature traditional construction methods and materials, including original brickwork, sash windows, and period fireplaces. Our surveyors understand these traditional features and can identify when they are in good condition versus when they require maintenance or restoration. This is particularly valuable in areas like the Gunter Estate and Shepherd's Bush, where period properties are prevalent. We can advise on the cost implications of maintaining original features versus modernising them, helping you budget appropriately for the future.

In conservation areas, high-quality materials such as Yorkstone, granite, and cast iron are typically found in footways and carriageways. Our surveyors understand that these public realm features should be preserved or restored rather than replaced, which is an important consideration for any property owner planning improvements. The character of these areas contributes significantly to property values, and understanding any threats to that character is essential for informed purchasing decisions.

The Hammersmith and Fulham property market presents unique challenges that make a thorough survey particularly valuable. With an average house price of £714,000 and property values ranging from £554,000 for flats to over £1.6 million for detached properties, the financial stakes are significant. The current market has seen a 9.5% price reduction from the previous year, making it more important than ever to ensure you are not overpaying for a property with hidden defects that could cost thousands to repair.

The borough's demographics also influence why surveys are essential. With 75% of the population of working age and a higher than average proportion of young adults aged 20-29, many buyers will be purchasing their first property. A RICS Level 2 survey provides the that comes from knowing exactly what you are buying, particularly for those who may not have experience with property maintenance or the common issues found in older buildings. The average household size is 2.25 persons, and 36% of households are one-person households, meaning many buyers will be purchasing flats or smaller properties where defects can have a disproportionate impact.

Given the significant flood risk in the borough, with surface water flooding threatening 56% of buildings, a survey that specifically assesses flood vulnerability is crucial. Basement properties are particularly at risk from both surface water flooding and sewer flooding during heavy rainfall events. Our inspectors know which areas are most vulnerable and can advise on what to look for when viewing properties in high-risk zones like those near the Thames or in low-lying areas of Fulham and Hammersmith.