RICS Level 2 Survey in the London Borough of Southwark

The RICS Level 2 Survey is designed for properties in reasonable condition and provides a comprehensive assessment of the main structural elements and key components of the building. Our surveyor will visually inspect all accessible areas of the property, including the roof space (where safe and accessible), the basement or void areas, and the exterior of the building. We examine the walls, floors, ceilings, doors, and windows, as well as the condition of the kitchen, bathroom, and other sanitary fittings. Our report uses a simple traffic light system to clearly indicate the condition of each element, making it easy for you to quickly identify areas of concern.

In the London Borough of Southwark, where a significant proportion of the housing stock dates from the Victorian and Edwardian periods, our surveyors pay particular attention to common issues found in period properties. This includes assessing the condition of original brickwork, which may show signs of weathering or mortar deterioration, examining timber sash windows for rot or decay, and evaluating historic roof coverings that may contain asbestos-containing materials. We also check for evidence of previous alterations or extensions, which may not have been carried out with appropriate building control approval.

Our Level 2 survey also includes a market valuation and an insurance reinstatement figure for the property. This valuation is based on current market conditions in Southwark, where property values vary considerably between different areas of the borough. For example, properties in Dulwich and the conservation areas command premium prices, while flats in regeneration zones like Elephant and Castle offer more affordable entry points to the market. The reinstatement figure helps you ensure that you have adequate buildings insurance cover in the event of partial or total loss.

We provide specific recommendations for further investigations where necessary, such as contacting the local authority building control department to verify planning permissions and building regulations compliance, or engaging a specialist to assess suspected defects like subsidence, timber decay, or electrical issues. Our goal is to give you a complete picture of the property's condition so you can negotiate with confidence. Whether you are buying a flat in a new development or a period property, we ensure you have all the information needed to proceed with your purchase.

• Visual inspection of all accessible areas
• Condition ratings using RICS traffic light system
• Market valuation specific to Southwark
• Insurance reinstatement figure
• Specific recommendations for further investigations
• Advice on repairs and maintenance

The London Borough of Southwark contains one of the most diverse housing stocks in London, ranging from historic Georgian properties in Dulwich Village to contemporary apartments in the regeneration zones around Elephant and Castle and Canada Water. Understanding the specific characteristics of the property type you are purchasing is crucial, as different construction periods and styles present different risks and maintenance requirements. Our surveyors have extensive experience in inspecting all property types found across the borough, from period terraces in Camberwell to converted warehouse apartments in Bermondsey.

Properties built before 1919, which make up a substantial portion of Southwark's housing stock, often present challenges related to their age and original construction methods. These might include solid walls without cavity insulation, outdated electrical wiring that does not meet current regulations, and old plumbing systems that may be nearing the end of their useful life. Many Victorian and Edwardian properties in areas like Peckham and East Dulwich were constructed with red brick load-bearing walls and traditional timber floor structures, which can be susceptible to damp penetration and timber decay if not properly maintained.

The geology of Southwark presents specific challenges that our surveyors are trained to identify. The borough sits primarily on London Clay, a shrinkable clay that is susceptible to volume changes depending on moisture content. This creates a moderate to high shrink-swell risk, particularly for properties with shallow foundations or those with mature trees nearby. Properties in areas with mature vegetation may show signs of foundation movement, including cracking to walls or doors and windows that no longer close properly. Our surveyors will identify any symptoms of subsidence or heave and recommend appropriate specialist investigations.

Flood risk is another consideration for certain properties in Southwark, particularly those close to the River Thames or in low-lying areas. While the Thames Barrier provides protection against tidal surges, surface water flooding can occur during heavy rainfall, especially in urban areas with constrained drainage systems. Our surveyors note any flood risk indicators and can advise on appropriate investigations and insurance considerations for properties in affected areas.

• Damp and condensation in period properties
• Subsidence and foundation movement
• Roof defects and deterioration
• Timber rot and woodworm
• Outdated electrical systems
• Structural cracking

We provide RICS Level 2 Surveys throughout the London Borough of Southwark, covering all the major residential areas and property types found within the borough. Our surveyors regularly inspect properties in the historic heart of the borough, including the areas around London Bridge and Borough Market, where Victorian and Edwardian commercial and residential buildings predominate. We also serve the vibrant residential neighbourhoods of Peckham, Camberwell, and East Dulwich, where period terraces and conversions are common.

In the southern parts of the borough, our team visits properties in Dulwich Village and surrounding conservation areas, where Georgian and Victorian houses often feature stone dressings, sash windows, and established gardens. We also cover the newer developments in Elephant and Castle, where major regeneration projects have transformed the skyline with modern apartment blocks. Additionally, we inspect properties in Bermondsey, where warehouse conversions and contemporary developments sit alongside historic industrial buildings.

The Bankside area has seen tremendous transformation, with the regeneration of former industrial spaces into modern residential developments. Our surveyors understand the specific issues that can affect converted buildings, including the condition of original structural elements, the quality of modern fit-outs, and any potential issues with sound insulation between units. From Canada Water to Walworth, our chartered surveyors bring local knowledge to every inspection.

• Borough and Bankside
• Peckham and Peckham Rye
• Camberwell and East Dulwich
• Dulwich Village
• Elephant and Castle
• Bermondsey
• Canada Water
• Walworth