RICS Level 2 Survey in Wandsworth

Our RICS Level 2 survey provides a comprehensive visual inspection of all accessible areas of your potential property. We examine the walls, roof, floors, windows, doors, and services, identifying defects that might not be visible to the untrained eye. In Wandsworth, where the predominant geology is London Clay, our surveyors pay particular attention to signs of subsidence, cracking, and movement that could indicate foundation issues - a critical consideration given the borough's moderate to high shrink-swell risk. The clay beneath properties in areas like Clapham Common, Wandsworth Common, and Putney expands and contracts with moisture changes, putting stress on foundations, particularly those of shallow strip construction common in Victorian properties.

The inspection covers both the interior and exterior of the property, including outbuildings and the grounds. We assess the condition of the roof structure, check for dampness using moisture meters, examine timber elements for rot and woodworm, and evaluate the condition of rainwater goods and drainage. Our surveyors are experienced with Wandsworth's varied housing stock, from solid-walled Victorian properties with shallow strip foundations to modern apartment blocks with complex cladding systems. Properties built before 1919 across Balham, Tooting, and Earlsfield require particular attention to original construction details that differ significantly from modern building methods.

We also inspect the services, noting the condition of visible plumbing, electrical consumer units, and any obvious defects in heating systems. While we do not test utilities, we note their age and condition based on visual evidence. In older properties, we frequently identify outdated electrical wiring with rubber or lead-sheathed cables, old fuse boards lacking RCD protection, and lead pipes or corroded copper pipework that may require upgrading to meet current standards.

• Wall condition and structural movement
• Roof, loft space, and chimney
• Damp and moisture penetration
• Timber floors and joinery
• Windows, doors, and joinery
• Plumbing and electrical visible evidence
• Garage and outbuildings
• Boundaries and grounds

Our experience surveying properties throughout Wandsworth reveals recurring issues that our inspectors are trained to identify. Damp problems are particularly prevalent in the borough's older housing stock, with rising damp and penetrating damp affecting many Victorian and Edwardian properties. These issues often stem from absent or failed damp-proof courses, defective render, blocked gutters, or deteriorating rainwater goods - all common in properties over 100 years old. Properties in low-lying areas near the River Wandle and Beverley Brook face additional moisture challenges from the underlying Alluvial deposits that can affect dampness levels in foundations and ground floors.

Given Wandsworth's underlying London Clay geology, subsidence and foundation movement represent a significant concern. Properties with mature trees - common in the tree-lined streets of Wandsworth Common, Clapham Common, and Putney - are particularly at risk during prolonged dry spells followed by heavy rainfall. Our surveyors carefully examine walls for cracking patterns that might indicate differential settlement, lintel failure, or other structural concerns. Additionally, we inspect for signs of heave, which can occur after tree removal as the clay soil expands. Properties along Putney Embankment and the riverside areas face additional considerations from potential fluvial flooding from the Thames.

Roof defects rank among the most frequent issues we identify, with worn slate tiles, defective lead flashing, and blocked gutters affecting numerous period properties. Many Victorian and Edwardian roofs in the borough have exceeded their expected lifespan and require ongoing maintenance. Timber defects including wet rot, dry rot, and woodworm infestations are commonly found in floor joists, roof timbers, and window frames, particularly where damp conditions have developed through inadequate ventilation or water penetration.

Electrical and plumbing issues abound in older properties, with many homes still containing original wiring from the inter-war period or earlier. Asbestos-containing materials may be present in properties built before 2000, particularly in textured coatings (Artex), floor tiles, and insulation materials - all identified during our survey so you can plan for safe removal or management.

• Rising and penetrating damp
• Subsidence and cracking
• Roof defects and tile deterioration
• Timber rot and woodworm
• Outdated electrical systems
• Lead pipes and old plumbing
• Asbestos-containing materials
• Defective windows and joinery

The borough has undergone significant transformation in recent years, particularly along the Thames riverside in Battersea and Nine Elms. Major developments including Battersea Power Station, Prince of Wales Drive, and Embassy Gardens have delivered thousands of new apartments. While these modern properties benefit from contemporary construction methods and building regulations, they still require professional surveying attention. Our inspectors assess the quality of finishes, the condition of communal areas, and any signs of defects in recently completed buildings. The Battersea Power Station development alone offers properties from studios to four-bedroom apartments, with prices starting from approximately £560,000, making professional survey protection valuable even for new construction.

The regeneration of areas like Wandsworth Town with projects such as The Ram Quarter and Wandsworth Exchange has introduced new apartment developments at more accessible price points, with one-bedroom properties available from around £450,000. These properties, while newer, can still present issues that a Level 2 survey will identify. Additionally, many purchasers in these areas may be buying off-plan or on leasehold terms, making it essential to understand the terms of their lease and any service charge implications identified in our report.

Our surveyors understand the specific considerations for new build purchases, including the importance of checking developer warranties, understanding snagging lists, and identifying any construction defects that may not be immediately apparent. Even in recently completed buildings, we have identified issues with window installations, balcony details, and waterproofing that required attention before final completion.

• Battersea Power Station
• Embassy Gardens, Nine Elms
• Prince of Wales Drive
• The Ram Quarter
• Wandsworth Exchange
• Nine Elms Point

Our surveyors also assess environmental risks that can affect properties throughout Wandsworth. The borough's location along the River Thames and tributaries including the River Wandle and Beverley Brook means that properties in low-lying areas face fluvial flood risk. Surface water flooding is also a concern in many parts, particularly where drainage infrastructure struggles during heavy rainfall - an issue that has become more prevalent in recent years. Properties in areasadjacent to the Thames, particularly in the Battersea and Wandsworth Town areas, should have flood resilience considerations noted in our report.

Additionally, while radon risk in Wandsworth is generally lower than in some other parts of the UK, certain areas may have elevated levels that could require mitigation. Properties built on areas with River Terrace Deposits, particularly in parts of Battersea and along the Wandle valley, may have different characteristics that affect indoor air quality. Our surveyors note any specific local environmental concerns identified during the inspection and include relevant advice in your report. Understanding these environmental factors is crucial for insurance purposes and future property resilience.

The presence of Made Ground - man-made soils and fill materials - is common across Wandsworth, particularly in regenerated areas and former industrial sites. This can affect ground conditions and drainage characteristics, and our surveyors note any observations that may warrant further investigation during the survey process.