RICS Level 2 Survey in SE22 0 East Dulwich

Our RICS Level 2 Survey provides a visual inspection of all accessible areas of your East Dulwich property. We examine the main structural elements including walls, floors, ceilings, and the roof structure, identifying any visible defects or areas of concern that could affect the property's value or require future investment. Every room receives attention, from the basement to the loft space, and we note the condition of built-in fixtures and fittings that form part of the property.

Given the age of properties in SE22 0, our surveyors pay particular attention to signs of damp, which is extremely common in Victorian and Edwardian buildings that were constructed without modern damp-proof courses. We inspect both internal and external walls for staining, peeling wallpaper, and mineral deposits that indicate moisture penetration. Our inspectors also assess the condition of timber elements, checking for woodworm, wet rot, and dry rot that can compromise structural integrity. In properties along streets like Goodwood Road and Underhill Road, where many homes are over 120 years old, damp issues are frequently encountered.

The roof receives careful examination, with our surveyors noting the condition of tiles or slates, flashing, leadwork, and any signs of past or current leakage. In period properties across East Dulwich, it is not unusual to find roofs that have been patched multiple times over the decades, and our report will clearly identify any areas requiring immediate attention or future maintenance. We also inspect chimneys, which are a common feature on Victorian terraced houses and often show signs of deterioration including damaged brickwork or missing lead flashing.

Our inspection extends to the property's services, where we visually assess the plumbing and electrical installations without carrying out invasive testing. We note the type of wiring observed, checking whether it appears to be the original Victorian cast-iron conduit or more modern PVC, and we note any visible concerns with the consumer unit, plumbing pipework, and water heating system. These observations help you plan for potential upgrades that may be required to meet current safety standards.

• Wall condition and structural movement
• Roof, chimneys, and flashing
• Damp and timber defects
• Plumbing and electrical condition
• Windows and doors
• Extensions and alterations

Properties in East Dulwich were predominantly constructed using traditional methods that reflect the building practices of the late Victorian and Edwardian periods. The majority of houses in SE22 0 feature solid brick walls, typically constructed with 9-inch London stock brick outer leaves and internal brick or rubble infill. This solid wall construction, while durable, lacks the cavity insulation found in modern properties, which has implications for thermal efficiency and moisture management that our surveyors will assess.

Roof construction in the area typically consists of traditional pitched roofs with timber rafters, either with sarking boards and felt underlay or more commonly with exposed rafters and lath-and-plaster ceilings. Many properties along streets like Friern Road and Brenchamp Close feature original slate roofing, though this has often been replaced over the years with concrete tiles or modern fibre cement slates. Our surveyors examine the roof structure carefully, noting the condition of timber joists, purlins, and any signs of past water ingress that may have caused decay.

Windows in SE22 0 properties are predominantly timber sash units, with many original examples still in place despite being over 100 years old. These windows are a characteristic feature of the area's architecture but require regular maintenance to remain weatherproof and operational. We assess the condition of sashes, frames, and associated ironmongery, noting any signs of decay, poor operation, or inadequate double-glazing replacements that may have been installed over the years. The presence of secondary glazing is also noted where it affects our assessment of the windows' overall condition.

Your RICS Level 2 report follows the standardised RICS format, making it easy to understand and compare with other surveys. Each section receives a condition rating from 1 to 3, with 1 indicating no repairs needed, 2 requiring repairs or replacements, and 3 indicating serious issues that require urgent attention. This system helps you quickly identify which problems need immediate action versus those that can be addressed over time. The report covers all major building elements in a consistent format that has been designed to be accessible to both professionals and laypersons.

For properties in SE22 0, we frequently issue Condition Rating 2 for damp-related issues, particularly in ground floor rooms where rising damp has occurred over decades of occupancy. You will also commonly see Rating 2 for roofing elements where age has taken its toll, and for windows where original timber frames have deteriorated despite ongoing maintenance. Our report provides clear guidance on what each rating means for your intended purchase and ongoing maintenance, helping you to budget for any remedial works that may be required.

The report includes a clear summary section at the front, highlighting the most important issues discovered during our inspection. This allows you to focus on the key findings first before reading through the detailed analysis. For first-time buyers in East Dulwich, this summary proves invaluable for understanding the true cost of owning a period property. The summary includes our recommendation on whether the property represents a reasonable purchase having regard to its condition, and any matters that you may wish to negotiate with the seller based on our findings.

Your report will also include a market valuation section, which provides our opinion of the property's open market value at the time of the inspection. This figure is useful for ensuring that the price you are paying reflects the property's true worth in its current condition. If our valuation differs significantly from the agreed purchase price, this may provide useful leverage in price negotiations, particularly when significant defects have been identified that will require remediation.