RICS Level 2 Survey in Kingston upon Thames

A RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property. Our surveyors examine the roof structure, walls, floors, ceilings, doors, and windows, along with the condition of plumbing, electrical systems, and damp proofing. In Kingston upon Thames, where many properties date from the Victorian and Edwardian periods, we pay particular attention to common issues found in period homes, including the condition of original brickwork, aging roof structures, and the integrity of damp proof courses that may have failed over decades of use.

The survey includes a thorough assessment of any visible signs of subsidence, movement, or structural concerns that could impact the property's stability. Given the proximity to the River Thames and the underlying London clay geology that affects much of southwest London, our inspectors carefully examine walls and foundations for signs of movement or subsidence that might relate to clay shrinkage or historical mining activity in the wider London area. We also assess the condition of extensions and alterations, which are common in the borough as homeowners look to maximise space in this desirable location.

Our report uses a clear traffic light rating system to highlight issues: red for serious defects requiring urgent attention, amber for items that need future repair, and green for satisfactory condition. This straightforward approach helps you understand exactly what you're purchasing and negotiate appropriately with sellers based on our findings. The report also includes a market valuation and rebuild cost assessment, which proves invaluable when arranging buildings insurance or renegotiating the purchase price.

We inspect properties across all the major residential areas in the borough, from the conservation areas around Kingston Hill and Coombe to the newer developments like Castanea Court on Coombe Road in New Malden. Our local knowledge means we understand the specific construction methods used in different eras and can identify defects that might be missed by less experienced surveyors unfamiliar with the local housing stock.

• Roof structure and covering
• Wall construction and condition
• Damp and timber assessment
• Electrical and plumbing overview
• Windows and doors
• Floors and ceilings
• Outbuildings and boundaries

The Royal Borough of Kingston upon Thames features a diverse range of property types, each constructed using methods typical of their building period. Victorian and Edwardian properties, which dominate the housing stock in areas like Kingston town centre, Surbiton, and New Malden, were typically built using solid brick walls with lime mortar pointing. These traditional construction methods provide character and charm but can present challenges for modern standards of insulation and moisture resistance. Our surveyors understand these construction types intimately and know exactly what to look for when assessing their condition.

Many of the semi-detached houses built during the Edwardian period feature bay windows, original fireplaces, and decorative cornices that require specialist assessment. The original sash windows in these properties, while historically valuable, often suffer from draughting and rot that affects energy efficiency. We examine all these features in detail and report on their condition, helping you understand what maintenance or renovation may be required to bring them up to modern standards.

The borough also has significant post-war housing stock, with properties built during the 1950s and 1960s featuring different construction methods including cavity wall construction and concrete roof tiles. More recent developments, particularly along the riverfront and in areas like New Malden, include modern apartment blocks with contemporary construction methods. Each type requires a different approach to inspection, and our team has experience with them all.

New-build properties, such as those at Castanea Court on Coombe Road in New Malden, while built to modern standards, can still contain defects arising from rushed construction schedules or inferior materials. Our surveyors apply the same rigorous inspection standards to new-builds as we do to period properties, identifying any issues with window seals, balcony constructions, or mechanical systems that might not be immediately apparent to an untrained eye.

The Royal Borough of Kingston upon Thames sits alongside the River Thames, which brings beautiful riverside views but also potential flood risk that buyers should be aware of. Properties in low-lying areas near the river, particularly in flood zones, may face insurance implications or require specific flood resilience measures. Our surveyors note the proximity to the river and any visible signs of previous flooding or water damage during our inspection.

While the underlying geology of the area is not typically associated with significant mining activity, properties across southwest London can occasionally experience movement related to clay shrinkage when mature trees are located near foundations. This is particularly relevant for the tree-lined streets around Kingston Hill and Coombe where established gardens may feature large specimen trees. We examine foundations and walls carefully for any signs of movement that might relate to these environmental factors.

The borough contains several conservation areas where properties benefit from protected status but may also face restrictions on alterations. Properties in these areas, which include parts of Kingston town centre and the residential streets around Surbiton, often feature traditional construction methods that require specialist understanding. Our surveyors are familiar with the characteristics of properties in these protected areas and can identify any concerns relevant to their conservation status.

Our experience surveying properties across Kingston upon Thames reveals several recurring concerns that buyers should be aware of. Victorian and Edwardian properties, which make up a significant portion of the housing stock in areas like Kingston town centre, Surbiton, and New Malden, often suffer from rising damp due to failed or non-existent damp proof courses. The original solid walls in these period homes can also have inadequate insulation, leading to condensation issues and higher energy costs that affect the property's overall value and liveability.

Roof conditions represent another common finding in our surveys across the borough. Many older properties feature original slate or tile roofs that, while historically attractive, may have deteriorated over 50-100 years of exposure to London's weather. We regularly identify missing or cracked tiles, deteriorating flashings, and inadequate loft insulation that needs upgrading to meet current standards. In some cases, we've found structural concerns relating to previous loft conversions that weren't properly authorised or constructed.

Electrical systems in period properties frequently fail to meet current regulations, with original wiring in homes built before the 1960s often remaining in place despite being well past their safe operational lifespan. Our surveyors check the condition of the consumer unit, wiring, and socket outlets, flagging any concerns that require inspection by a qualified electrician. Similarly, plumbing in older properties may feature original lead or galvanised steel pipes that have corroded over decades, potentially causing low water pressure and discoloured water supply.

Windows and doors in period properties often require attention, with original sash windows frequently suffering from rotten timber, failed cords, and inadequate weatherproofing. While these features add character to period homes, they can significantly impact energy efficiency and require ongoing maintenance. We report on the condition of all windows and doors and advise on any remedial work needed to improve security and thermal performance.