RICS Level 2 Survey in Merton

Merton's housing landscape presents unique challenges that make professional surveys essential. The borough's geology presents a significant factor - underlying London Clay creates a high shrink-swell risk, potentially leading to subsidence or heave, particularly for properties with shallow foundations or those near mature trees. Our inspectors specifically examine for signs of ground movement, checking walls, floors, and foundations for cracks or movement patterns that may indicate subsidence issues. We have found that properties in areas such as Wimbledon Park and along the River Wandle corridor are particularly susceptible to these ground movement concerns.

The River Wandle and its tributaries flowing through Wimbledon, Mitcham, and Morden create flood risk considerations that our inspectors address in every survey. Surface water flooding is also a concern across the borough, especially in areas with inadequate drainage. We assess flood risk as part of our comprehensive inspection, noting any evidence of previous flooding or potential vulnerabilities. Properties in low-lying areas near the Wandle require particular attention, and we ensure our reports flag any flood resilience concerns.

With 45.4% of Merton's housing stock consisting of flats and maisonettes, and 28.1% terraced houses, the predominance of period properties means damp, timber defects, and roof issues are frequently encountered. Our Level 2 surveys thoroughly investigate these common defects, providing you with a clear picture of the property's condition before you commit to purchase. The high proportion of properties built before 1919 (30.5%) and between 1919-1945 (25.1%) means that issues such as failing damp proof courses, outdated electrical wiring, and original timber windows are commonly identified during our inspections.

We have extensive experience surveying properties in Merton's conservation areas, including Wimbledon Village, Wimbledon Park, John Innes Merton Park, and Mitcham Cricket Green. Properties in these areas often have unique characteristics and may be subject to specific planning restrictions. Our understanding of conservation area requirements ensures that our survey reports are comprehensive and consider the implications of any defects or recommended works on the property's listed status or conservation area obligations.

• Subsidence risk from London Clay
• Flood risk from River Wandle
• Damp in period properties
• Roof and timber defects
• Outdated electrical systems

Our experience surveying properties throughout Merton reveals several recurring defect patterns. Rising damp is frequently encountered in solid-wall period properties where damp proof courses have failed or were never installed. Penetrating damp results from defective rainwater goods, degraded pointing, or render failure - particularly problematic given Merton's age profile of housing stock. Condensation issues are common in older properties that have had modern windows installed without adequate ventilation improvements. We have found these issues particularly prevalent in converted Victorian and Edwardian flats throughout Wimbledon and Mitcham.

Timber defects remain a significant finding in Merton's older properties. Woodworm infestation (common wood-boring beetles) affects structural and joinery timbers, while wet and dry rot can develop in areas of persistent damp or inadequate ventilation. Our surveyors meticulously examine all visible and accessible timber elements, from floor joists and roof rafters to window frames and door frames. We have found that period properties with original timber sash windows often require attention to their boxing and staff beads due to rot or weathering.

Roof conditions vary considerably across Merton. Period properties typically feature pitched roofs with slate or clay tiles, which may have worn, slipped, or broken tiles, defective lead flashings, and deteriorating felt underlay. Many roofs show signs of sagging or past repairs. Our inspectors assess roof condition from both inside accessible roof spaces and externally where visible from ground level. We pay particular attention to the condition of lead flashings around chimneys and dormer windows, which are common defect areas in local properties.

Electrical and plumbing systems in Merton's older properties frequently require attention. Many properties still have original Victorian or Edwardian wiring that does not meet current safety standards, and we routinely recommend a qualified electrician to inspect and test the electrical installation. Similarly, lead pipes or galvanised steel plumbing, common in properties built before the 1970s, may require updating. Our survey reports clearly identify these concerns and recommend appropriate specialist inspections where necessary.

• Rising and penetrating damp
• Woodworm and rot
• Roof tile defects
• Defective flashings
• Condensation
• Outdated electrics

Understanding the construction methods used in Merton's housing stock helps our surveyors identify potential issues more effectively. The predominant building material in Merton is traditional London stock brick, typically yellow or brown in colour, used extensively in the borough's many terraced and semi-detached houses. These properties were typically built with solid walls, meaning they lack cavity insulation and rely on a functioning damp proof course to prevent moisture ingress. Our inspectors understand how these solid-wall constructions perform in Merton's climate and what to look for when assessing their condition.

Many of Merton's period properties feature traditional timber-framed construction with brick infill panels. This construction method, common in properties built before World War II, can be susceptible to movement and thermal inefficiencies. Our surveyors are trained to identify the signs of movement that may indicate issues with the structural timber frame or foundations. We also assess the condition of original features such as cornices, ceiling roses, and decorative plasterwork that may be present in these older properties.

Later development in Merton, particularly from the 1950s onwards, brought cavity wall construction and concrete tile roofing to the borough. These post-war properties often have different defect patterns, including potential issues with concrete frame movement or thermal bridging at cavity wall ties. Our inspectors are experienced in assessing both traditional and modern construction methods, ensuring we can provide accurate assessments regardless of your property's age or construction type.

For the significant number of flats and maisonettes in Merton (45.4% of housing stock), our surveyors understand the specific considerations involved. We assess the condition of internal elements, fixtures, and fittings, as well as any shared areas you may be responsible for. For leasehold properties, we can also highlight potential issues with the building's maintenance and service charge implications based on our observations.