RICS Level 2 Survey in London Borough of Sutton

Our RICS Level 2 Survey provides a comprehensive inspection of the property's visible and accessible areas, assessing the overall condition and identifying any defects or areas requiring attention. The survey includes a detailed examination of the roof structure, walls, windows, doors, floors, ceilings, and plumbing and electrical systems where visible. Our surveyors will identify any urgent defects that need immediate attention, as well as issues that may require future maintenance or could affect the property's value. Each survey includes clear ratings from "good" to "urgent repair needed," making it easy to understand the severity of any problems discovered.

For properties in Sutton, our local expertise proves invaluable given the specific challenges presented by the borough's geology and housing stock. The prevalence of London Clay in northern Sutton creates significant potential for subsidence and heave, particularly in areas with mature trees near foundations like those found near Cheam Golf Course and along Carshalton Road. Our surveyors know to look for signs of movement, cracking, and drainage issues that could indicate these problems. Additionally, properties in Conservation Areas like Carshalton Village, Sutton Town Centre, and Cheam Village often have unique construction characteristics and may include traditional features that require careful assessment.

The RICS Level 2 Survey also includes a market valuation and an insurance reinstatement figure, which can be useful for mortgage purposes and ensuring you have adequate buildings insurance coverage. Our reports include practical recommendations for any defects found, giving you a clear understanding of what repair work might be needed now and what may be required in the future. This information is invaluable when making decisions about proceeding with a purchase, negotiating a price reduction, or requesting that the seller address specific issues before completion.

Our surveyors assess each property using the RICS traffic light rating system, where green indicates no repair required, amber signals issues that need attention but aren't urgent, and red highlights defects that require urgent repair. This clear system helps you prioritise works and budget accordingly, purchasing a period property in The Wrythe or a new-build apartment at The Hamptons in Worcester Park.

• Roof structure and covering
• Walls, foundations, and damp assessment
• Windows, doors, and joinery
• Plumbing and electrical visible elements
• Floors, ceilings, and staircases
• Garage and outbuildings
• Drainage and gutters
• Building defects and ratings

The London Borough of Sutton features several distinct construction types that our surveyors understand intimately. Victorian and Edwardian properties in areas like Carshalton Village and along London Road typically feature solid brick walls without cavity insulation, render finishes that may be prone to cracking, and original timber sash windows. These properties often have suspended timber floors at ground level, which can be susceptible to rot and woodworm, particularly where damp conditions exist. Our surveyors know to carefully inspect these elements, checking for signs of wood decay using moisture meters and visual assessment techniques.

The extensive interwar housing stock, comprising 29% of the borough's properties, was typically built using cavity wall construction with red or yellow stock bricks. These properties in areas like South Cheam, Worcester Park, and the Rosehill area often feature concrete tile roofs that may be reaching the end of their lifespan at 80-100 years old. Many of these homes still contain their original galvanized steel plumbing and electrical wiring, which frequently requires updating to meet current safety standards. Our detailed inspection reports flag these issues so you can plan for necessary upgrades.

Post-war properties built between 1945 and 1980 make up 33% of Sutton's housing stock and present their own set of considerations. These homes often feature concrete foundations, which can be prone to sulfate attack in certain soil conditions, as well as flat or poorly insulated pitched roofs. The construction boom of this period sometimes used less stringent building control, meaning our surveyors pay particular attention to extensions, loft conversions, and alterations that may have been carried out without proper approval or to substandard workmanship.

Based on our experience surveying properties throughout the London Borough of Sutton, several recurring issues appear regularly in our reports. Damp problems are among the most common findings, particularly rising damp in solid-wall Victorian and Edwardian properties, penetrating damp due to failed pointing or damaged rendering, and condensation issues in newer apartments with inadequate ventilation. Sutton's older properties often lack modern damp-proof courses or have failed original installations, making professional assessment essential before purchasing. We use moisture meters and thermal imaging to identify damp that may not be visible to the untrained eye.

Roof defects are another frequent issue, with slipped tiles, deteriorating felt, and failed leadwork commonly found in properties over 50 years old. Given that Sutton has significant proportions of pre-1919 (18%) and interwar (29%) housing, many roofs are approaching or have passed their expected lifespan. Our surveyors inspect roof spaces where accessible and assess the overall condition of the covering, looking for signs of water ingress, structural damage, and inadequate insulation that could lead to future problems. In properties with concrete tile roofs common in interwar areas, we often find tiles becoming porous and requiring replacement.

Electrical and plumbing systems in older properties often require attention, with many homes still having original wiring from the 1960s or earlier that does not meet current regulations. Partial updates are common, where homeowners have upgraded some circuits but left older sections in place, creating potential safety concerns. Similarly, lead pipes may still be present in the oldest properties, and original galvanised steel plumbing is frequently found. Our surveyors note the visible electrical and plumbing components and recommend further investigation by qualified specialists where necessary. We can identify consumer units that appear outdated, lack of RCD protection, and visible signs of overloaded circuits.

Structural movement related to London Clay is a particular concern in Sutton, especially in properties with large trees nearby. We look for characteristic cracking patterns that may indicate subsidence or heave, including diagonal cracks extending from doors and windows, cracks that are wider at the top than the bottom, and bulging or leaning walls. While minor movement may be acceptable, significant structural issues can require expensive underpinning work, making early identification crucial for your financial planning.

• Rising and penetrating damp
• Roof tile slippage and felt failure
• Outdated electrical wiring
• Original plumbing systems
• Subsidence or structural movement
• Timber decay and woodworm
• Window and door deterioration
• Condensation and ventilation issues