RICS Level 2 Survey in Merton

Our RICS Level 2 Survey provides a comprehensive inspection of the property's accessible areas, assessing the overall condition and identifying defects that are visible during the survey. The survey includes a detailed examination of the walls, roof, floors, windows, doors, and essential installations such as plumbing and electrical systems. In Merton, where properties range from Victorian and Edwardian homes built with London stock brick to modern developments, our surveyors know exactly what to look for.

We specifically check for issues prevalent in the Merton area, including damp in older properties, roof condition on period homes, and signs of subsidence related to the London Clay geology. Our surveyors have identified numerous cases of subsidence in properties near mature trees, particularly in the Merton Park and Wimbledon areas where established trees are common. We use specialized knowledge to spot early signs of movement, including cracking patterns that may not be visible to the untrained eye.

The survey also evaluates the property's energy efficiency and highlights any urgent defects that require immediate attention. Following the inspection, you receive a clear, jargon-free report with photographs and traffic light ratings that indicate the severity of any issues found. For properties in Merton's conservation areas, such as Wimbledon Village, Merton Park, and John Innes, we ensure our survey notes any specific considerations that may affect future alterations or renovations. The report also includes market valuation and insurance rebuild costs, giving you a complete picture of the property's worth and any potential future expenses.

We understand that Merton's housing market includes properties across all price points, from small flats around £400,000 to detached homes exceeding £2 million. Our surveyors calibrate their assessment to provide relevant advice regardless of the property value, ensuring you receive practical recommendations that reflect the specific risks and opportunities of your Merton property.

With 83.3% of Merton's housing stock built before 1980, a Level 2 Survey is particularly valuable in this area. The prevalence of London Clay means subsidence is a key concern, especially near mature trees that extract moisture from the soil during dry spells. Our surveyors specifically check for signs of movement, cracking, and tree-related subsidence that are common throughout the borough, particularly in areas with established gardens and tree-lined streets common in Merton Park and Wimbledon.

The borough's geology creates specific challenges that only a detailed survey can uncover. London Clay shrinks during dry periods and swells when wet, causing ground movement that can affect foundations. Properties with shallow foundations, common in the area, are particularly vulnerable. Our surveyors examine walls for signs of cracking, check window and door operation for sticking or binding, and assess floor levels for unevenness that may indicate subsidence or heave.

Flood risk is another consideration for Merton property buyers. The River Wandle flows through Colliers Wood and Mitcham, creating fluvial flood risk in certain areas. Additionally, the urban environment means surface water flooding can occur during heavy rainfall, particularly in areas with drainage challenges. Our survey notes the property's flood risk based on the latest available data, helping you understand whether additional insurance or flood resilience measures may be needed.

Merton's housing stock presents several common issues that our RICS Level 2 surveys frequently identify. The borough's geology, primarily London Clay, creates a moderate to high shrink-swell risk that can lead to subsidence, particularly in properties with shallow foundations and mature trees. Our surveyors are trained to spot the early signs of subsidence, including cracking patterns, doors and windows sticking, and uneven floors. In our experience, properties near the Wimbledon area and Merton Park are particularly susceptible due to the mature tree coverage.

Damp is another prevalent issue, especially in the 30.4% of properties built before 1919. Rising damp, penetrating damp, and condensation are commonly found in Victorian and Edwardian homes that may have inadequate ventilation or compromised damp-proof courses. We frequently find damp issues in solid-wall properties, which are common in Merton's older housing stock. Our surveyors use their experience to identify tell-tale signs including tide marks, salt deposits, and mould growth.

Roof condition is also a frequent finding, with older roofs suffering from slipped tiles, degraded felt, and failing flashings that can lead to leaks and water damage. Many period properties in Merton retain their original slate roofs, which while durable, can suffer from nail sickness and slippage over time. We inspect all accessible roof spaces and note the condition of coverings, flashings, and parapet walls.

Many properties in Merton also have outdated electrical and plumbing systems that date from the original construction. Properties built before 1980 often have wiring and plumbing that does not meet current regulations, and our survey highlights where upgrades would be necessary. We see this particularly in properties that have not been updated since construction, which is common in the terraced houses throughout Mitcham and Colliers Wood. Additionally, timber defects such as woodworm and rot can affect older timber elements, particularly in areas with damp penetration.

Merton has seen significant new development in recent years, with several notable schemes completing across the borough. Properties at The Printworks in Colliers Wood offer modern apartments in a converted industrial building, while Wimbledon Grounds on Plough Lane provides new homes in a prime location near the town centre. The Morden Station regeneration by Catalyst offers affordable housing options, and The Switch in Colliers Wood provides further new-build inventory.

While new build properties typically have fewer defects than older homes, a Level 2 Survey can still identify issues with build quality, snagging items, or problems that may have arisen since construction. We frequently find defects in new builds that developers need to address, including incomplete work, inadequate installations, and issues with windows, doors, and waterproofing. A survey provides valuable documentation of the property's condition at handover, which can be essential for resolving any disputes with the developer.

For new build properties, our survey can identify items that would not be covered by standard new build warranties, giving you a complete picture before you move in. This is particularly valuable given the fast pace of development in areas like Colliers Wood and Wimbledon, where we have surveyed numerous new apartments.