RICS Level 2 Survey in SE11 4 Kennington

The RICS Level 2 survey in SE11 4 provides a comprehensive visual inspection of the property's condition, assessing all major accessible elements including walls, floors, ceilings, roofs, and joinery. Our surveyors examine the exterior of the building, looking at brickwork, rendering, and pointing that is particularly relevant to the Victorian and Edwardian properties common in Kennington. These period properties often feature solid brick walls without cavity insulation, which can present specific challenges when assessing thermal efficiency and moisture penetration.

Inside the property, we check the condition of walls and partitions for signs of damp, cracking, or movement that could indicate structural concerns. Given that much of the housing stock in SE11 consists of converted flats, our surveyors pay particular attention to shared walls, floors, and ceilings, as well as any alterations that may have been made to the original layout. We examine how the conversion was carried out, whether appropriate building regulations approval was obtained, and whether any structural walls were removed without proper support.

The survey includes assessment of key building services such as the electrical system, plumbing, and heating, identifying any obvious deficiencies or areas that would require further investigation by specialists. We also examine the property's exterior for signs of movement, weathering, or maintenance issues that could lead to problems if left unaddressed. Our surveyors note the condition of rainwater goods, which is particularly important in period properties where cast iron gutters may be original and deteriorating.

Each element is given a clear Condition Rating from 1-3, with Rating 1 indicating no repair needed, Rating 2 requiring repairs or replacement, and Rating 3 indicating serious issues that require urgent attention. This system makes it easy to understand which problems are minor and which could significantly affect the property's value or require substantial investment. The report also includes market valuation and reinstatement cost assessment, which is essential for insurance purposes and helps you understand the true cost of your property investment.

• Roof and loft space
• Walls, partitions, and chimney
• Floors and ceilings
• Windows and doors
• Damp proofing and ventilation
• Electrical and gas services
• External joinery and finishes
• Garage and outbuildings

Properties in SE11 4 Kennington often date from the Victorian and Edwardian periods, meaning they can suffer from age-related issues that our surveyors frequently identify. Rising damp is particularly common in older brick-built properties where the original damp proof course may have failed or was never installed, especially in ground floor flats and basement conversions. Our surveyors use moisture meters to identify areas affected by damp and assess the condition of any existing damp proofing measures.

Roof defects represent another frequent finding in the area, with missing or slipped tiles, deteriorated lead flashing, and inadequate ventilation in loft spaces all commonly identified. Given the mix of traditional clay tiles and modern roofing materials in the area, our surveyors examine roof coverings, flashings, and gutters with particular attention. Many Victorian properties in Kennington have decorative ridge tiles that can become loose or damaged over time, creating potential safety concerns and water ingress issues.

The underlying London Clay geology throughout SE11 4 means that properties can be susceptible to subsidence and ground movement, particularly where trees are planted close to buildings or where there has been historic mine work in the wider London area. Our surveyors look for signs of structural movement, cracking patterns, and other indicators that might suggest foundation issues. Properties near Kennington Park and along older tree-lined streets are particularly at risk from clay shrinkage during dry periods.

Electrical wiring in older Kennington properties may not meet current regulations, with many Victorian-era installations still in place despite partial updates. The survey identifies obvious electrical hazards and recommends that a qualified electrician conducts a fuller Electrical Installation Condition Report (EICR). We also check for adequate bonding of gas and water services, which is a common issue in converted properties where DIY modifications may have been carried out.

Windows and doors in period properties often suffer from decay, particularly at the bottom rails where moisture collects and separates from the timber. Our surveyors assess the condition of all windows and doors, checking that they open and close properly and that locks and handles function correctly. Single-glazed windows remain common in older Kennington properties, which affects both thermal efficiency and noise insulation from the busy surrounding roads.

• Rising and penetrating damp
• Roof tile damage and leaks
• Structural movement and cracking
• Outdated electrical installations
• Defective windows and joinery
• Poor ventilation and condensation
• Chimney and parapet wall defects
• Inadequate insulation