RICS Level 2 Survey in SE7 7 Charlton

Our RICS Level 2 Survey is specifically designed for conventional properties in reasonable condition, which describes much of the housing stock in SE7 7. We conduct a thorough visual inspection of all accessible areas, examining the roof structure, chimneys, walls, windows, doors, floors, and ceilings. Our inspectors assess the property's general condition while also identifying defects that might affect value or require urgent attention. For Charlton's older properties, particularly those built before 1945, we pay special attention to common issues such as rising damp, timber decay, and outdated electrical installations.

The survey includes a comprehensive damp assessment using moisture meters and thermal imaging where appropriate. Given that many properties in Charlton date from the Victorian and Edwardian periods, damp proof course failures and condensation issues are frequently encountered. Our inspectors also examine the roof space where accessible, checking for slipped tiles, deteriorated leadwork, and signs of past or present leaks. We inspect the condition of gutters, downpipes, and drainage systems, as these are critical for preventing water damage to foundations and walls. Properties in Charlton often have complex roof arrangements with multiple valleys and chimneys that require careful inspection.

Electrical and plumbing systems receive careful attention during our inspection. We cannot test these systems behind walls, but we visually assess consumer units, wiring conditions where visible, pipework in accessible areas, and fixtures. For properties in SE7 7 with older installations, we flag any obvious non-compliance with current regulations and recommend further investigation by qualified electricians and plumbers. Our report also includes a clear condition rating system, categorising issues as requiring immediate attention, needing future repair, or being worthy of negotiation in the purchase price. This systematic approach ensures you receive a clear picture of the property's condition without unnecessary technical complexity.

We also assess the external environment surrounding the property. This includes examining the condition of boundaries, garages, and outbuildings, as well as checking for any visible signs of movement or settlement in the surrounding ground. Given the local geology that includes London Clay, we pay particular attention to foundation indicators and any trees or large shrubs that might affect ground stability. Our surveyors are trained to identify the early signs of subsidence or heave that can affect properties in this part of southeast London.

• Roof structure and covering
• Damp and timber assessment
• Wall condition and pointing
• Windows and doors
• Electrical visual check
• Plumbing and drainage
• Foundation indicators
• Conservation considerations

Charlton's housing stock presents several recurring issues that our surveyors frequently identify during Level 2 inspections. Damp features prominently, with rising damp detected in many ground-floor rooms of older properties. This occurs where original damp proof courses have failed or were never installed. Penetrating damp is also common, particularly in properties with degraded pointing, damaged roof coverings, or faulty gutter systems. Our inspectors use moisture meters to assess damp severity and advise on appropriate remediation, whether it involves installing a new damp proof course, improving ventilation, or repairing external defects. Properties with solid ground floors, common in Victorian Charlton homes, can be particularly susceptible to damp penetration through the structure.

Roof conditions require careful assessment across SE7 7. Many properties feature pitched roofs with traditional slate or tile coverings that, while durable, can suffer from age-related deterioration. We commonly find slipped or broken tiles, deteriorated lead flashings around chimneys, and damaged or missing ridge tiles. In some properties, the roof structure shows signs of past timber repair or inadequate ventilation leading to condensation problems. Flat roofs, more common on extensions and modern developments, often show signs of ponding or membrane deterioration that requires attention. The complexity of roof structures on period properties, with multiple valleys and intersecting planes, means water ingress can be difficult to trace without careful investigation.

The underlying geology of this part of London includes London Clay, which has shrink-swell potential that can affect foundations. While not all properties in SE7 7 experience subsidence, our surveyors are trained to identify signs of movement such as cracking, uneven floors, or doors and windows that stick. We look for evidence of previous repair work that might indicate past structural issues. For properties with shallow foundations on clay soil, particular attention is paid to trees and large shrubs nearby, as their root systems can extract moisture from the clay, causing it to shrink and leading to ground movement. Properties near the green spaces in Charlton may have more vegetation that could affect foundations.

Electrical and plumbing systems in Charlton's older properties frequently require updating. Many homes still have original Victorian or Edwardian wiring that, while once adequate, would not meet current electrical safety standards. We visually check consumer units, looking for those with rewireable fuses rather than modern circuit breakers, and note any obvious signs of overloaded circuits or DIY modifications. We commonly see properties with outdated consumer units that would not comply with current Part P building regulations. Plumbing similarly often features old galvanised iron pipes that corrode internally, leading to low water pressure and rusty water. These issues are flagged in our report as requiring further investigation by qualified contractors. For converted properties in SE7 7, we also check the condition of shared services and any leftover infrastructure from previous use as a single dwelling.

Windows and doors in period properties often require attention. Original sash windows may have deteriorated cords, rotted timber, or poor seals that affect thermal efficiency. We assess the condition of all windows and doors, noting any signs of rot, poor operation, or inadequate security features. Many Victorian and Edwardian properties in Charlton still have their original windows, which can be restored rather than replaced, and our report will advise on the most cost-effective approach. We also check for condensation between double-glazed units, which indicates seal failure and reduces energy efficiency.