RICS Level 2 Survey in Royal Borough of Greenwich

The RICS Level 2 Survey, formerly known as the HomeBuyer Report, offers a comprehensive visual inspection of the property's accessible areas. Our surveyors examine the roof structure, walls, floors, doors, windows, damp levels, and timber conditions, providing you with a detailed assessment of the property's overall condition. Unlike a basic valuation, which merely confirms the lender's security, this survey goes beneath the surface to identify issues that might not be apparent during a casual viewing. We spend typically 1-2 hours thoroughly examining every accessible element, taking photographs and making detailed notes that form the basis of your comprehensive report.

We assess all major built-in elements including walls, floors, ceilings, doors, windows, and the integrity of the property's structure. Our inspectors evaluate the condition of key installations such as plumbing, electrical consumer units, and heating systems where visible, checking for obvious defects or areas requiring specialist attention. In properties throughout Greenwich, where we frequently encounter aging plumbing in Victorian conversions and outdated electrical installations in mid-century builds, these observations prove invaluable. We also inspect any outbuildings, garages, and the general condition of the surrounding grounds, including fences, paths, and drainage.

Following the inspection, you receive a clear, jargon-free report that highlights any areas of concern using a simple traffic light rating system. Green indicates no issues requiring attention, amber signals items that require further investigation or may need future maintenance, and red flags areas of serious concern that could affect the property's value or require significant repair work. This system, standardised across all RICS Level 2 Surveys, allows you to quickly prioritise which issues need immediate attention and which can be monitored over time. Your report also includes a market valuation and reinstatement cost assessment, useful information for insurance purposes and price negotiations.

• Roof and chimney inspection
• Damp and timber assessment
• Wall and structural analysis
• Window and door condition check
• Plumbing and electrical visible elements
• Boundary and outbuilding review

Properties in the Royal Borough of Greenwich face several environmental considerations that our surveyors take into account during every inspection. The borough's location along the Thames means tidal flooding represents a significant risk, though the Thames Barrier provides substantial protection against normal tidal events. However, rising sea levels and climate change are increasing the overall flood risk in London, making this an increasingly important factor for buyers to consider. Our reports include relevant flood risk assessments based on Environment Agency mapping, helping you understand the specific risks affecting your property. Surface water flooding affects various areas, particularly in low-lying sections near Deptford and Woolwich, and we've seen increasing concern about this issue following periods of heavy rainfall across the capital.

Groundwater flooding represents another consideration, especially given the clay-heavy geology underlying much of the borough. The London Clay formation, which underlies much of Greenwich, creates particular challenges for property owners, as the shrink-swell potential of these clay soils means properties may experience foundation movement over time, particularly if drainage around the property is inadequate. This is particularly relevant for properties with large trees nearby, where root systems can both absorb moisture from the soil and compromise drainage systems. Our surveyors inspect for signs of subsidence, cracking, and water damage that could indicate these underlying issues, paying special attention to the condition of foundations and load-bearing walls.

The geology also affects properties differently depending on their age and construction type. Victorian and Edwardian properties with traditional brick foundations may perform differently than newer builds with modern concrete foundations, and the interaction between different construction types in converted properties can create particular challenges. Properties built on the borough's slopes, such as those on Shooter's Hill in SE18, face different considerations to those in lower-lying areas near the Thames. Our chartered surveyors bring local knowledge of Greenwich's varied housing stock to every inspection, understanding how the borough's specific conditions affect different property types and providing you with accurate, relevant advice.

Our experience inspecting properties throughout the Royal Borough of Greenwich has revealed several recurring issues that buyers should be aware of before purchasing. In Victorian and Edwardian terraced houses, common problems include deterioration of original sash windows, rising damp due to failed or missing damp proof courses, and structural movement related to the underlying clay soils. Many properties in areas like West Greenwich, Charlton, and Eltham were built with solid floors rather than suspended timber, which can lead to damp issues if original ventilation has been blocked. Our surveyors know exactly what to look for and can identify these problems even when they're hidden behind modern renovations.

In converted flats, particularly those created from Victorian houses in the borough's popular residential streets, we frequently encounter issues related to the division of original structures. Problems with shared drainage, inadequate sound insulation between floors, and questions over the condition of the roof and communal areas all feature regularly in our reports. Many conversions were undertaken decades ago when building regulations were less stringent, meaning elements like fire separation between flats may not meet current standards. For buyers considering flats in converted properties, our survey provides essential information about both the individual flat and the shared elements of the building.

For new-build properties, particularly those in the major developments at Greenwich Peninsula and Greenwich Millennium Village, buyers sometimes assume that modern construction means fewer issues. While newer properties generally require less maintenance, we still identify defects including cosmetic damage, issues with window and door installations, and occasionally more significant problems with construction quality or design. The rapid pace of development in the borough means that some construction has been rushed, and a professional survey provides valuable protection for buyers, even of new homes. Many developers have also been slow to address snagging issues, making a survey essential documentation of the property's condition at the time of purchase.