RICS Level 2 Survey in Barnes (SW13 8)

Our RICS Level 2 HomeBuyer Survey provides a detailed inspection of all accessible parts of the property, giving you a comprehensive picture of its condition. We examine the structural elements including walls, floors, ceilings, and the roof structure, assessing the overall integrity of the building. Our surveyors check for signs of damp, which is a common concern in older Barnes properties, particularly those built before the 1940s where original construction methods may not include modern damp-proof courses. We use moisture meters and thermal imaging equipment to detect damp that might not be visible to the naked eye.

We inspect the condition of the roof, looking at tiles, flashing, and gutters, as well as examining the condition of chimneys where present. Given the number of period properties in Barnes with aging roof structures, this is often an area where we identify significant issues. We climb into loft spaces where accessible, checking the condition of rafters, joists, and any insulation. Many Victorian and Edwardian properties in the area have original roof structures that have been repaired piecemeal over the decades, and we know what to look for when assessing whether these repairs are adequate or require further attention.

Our survey includes a thorough evaluation of the property's electrical and plumbing systems, identifying any outdated wiring or pipework that might require attention. We note the age and condition of the boiler and heating system, which is particularly important in period properties where original systems may have been upgraded in stages rather than comprehensively. We also examine the condition of bathroom and kitchen fittings, checking for water damage, leaks, and signs of inadequate ventilation. In older Barnes properties, we frequently find bathrooms that have been installed without proper extraction, leading to moisture problems that can cause structural damage over time.

We assess windows and doors for drafts, decay, and functionality, examining both original period features and any replacement windows that may have been installed. Many homeowners in Barnes opt for double-glazing to improve energy efficiency, but poorly fitted replacements can cause condensation issues and draughts. Our surveyors also check the condition of any external elements including boundary walls, driveways, and outbuildings, which are particularly important in the terraced houses that make up much of the housing stock in SW13 8.

• Structural walls and foundations
• Roof structure and covering
• Damp and moisture assessment
• Windows and doors
• Electrical systems
• Plumbing and heating
• Bathroom and kitchen fixtures
• External areas and boundaries

Barnes sits on London Clay, which is known for its shrink-swell potential. This means that properties in the area can be susceptible to ground movement, particularly during periods of drought or excessive rainfall. Our surveyors are trained to look for signs of subsidence or movement that might indicate foundation issues, checking for cracks in walls, doors that stick, and other indicators of structural movement that could affect the long-term stability of the property. We have noticed that properties on certain streets in Barnes, particularly those with mature trees nearby, are more prone to movement as tree roots draw moisture from the clay soil, causing it to shrink.

Properties close to the River Thames, which forms part of the southern boundary of the SW13 8 area, may have considerations related to flood risk. While Barnes is generally not considered a high-risk flood zone, properties in low-lying areas near the river should be carefully assessed for any signs of past flooding or water damage. Our surveyors check for evidence of damp at low levels, watermarks on walls, and the condition of any basements or lower ground floor rooms. We have inspected several properties in the Castelnau area that have experienced flooding during periods of exceptionally high tides, and we know what signs to look for that indicate past water damage.

The conservation area status of much of Barnes means that many properties have historical features that require special consideration. Our surveyors understand the requirements for maintaining period features and can advise on any implications for future renovations or improvements. We note the condition of original features such as fireplaces, cornices, and period windows, assessing whether they are in good condition or require specialist restoration work. When purchasing in a conservation area, it is important to understand that certain alterations may require planning permission, and we can highlight any features that might restrict future modifications to the property.

Given the age of much of the housing stock in Barnes, with a significant proportion of properties built before 1919 or between 1919 and 1945, issues such as outdated electrics are common. Many period properties still have their original wiring, which may not meet current safety standards and could represent a fire risk. Our survey highlights any electrical concerns and recommends further investigation by a qualified electrician where necessary. We also check the condition of the consumer unit (fusebox), looking for outdated fuse boxes that should be upgraded to modern RCD-protected boards.

Through our years of surveying properties in Barnes and the SW13 area, we have identified several issues that recur frequently in local properties. Damp problems are perhaps the most common issue we encounter, particularly in Victorian and Edwardian properties that were built before modern damp-proof courses became standard. We often find rising damp in ground floor rooms and penetrating damp in walls that face prevailing winds. The age of many properties in Barnes means that original solid walls lack the breathability of modern cavity wall construction, leading to moisture accumulation, particularly in poorly ventilated bathrooms and kitchens.

Roof defects are another frequent finding in Barnes properties. Many Victorian and Edwardian roofs have original slate coverings that may be deteriorating, with slipped or missing tiles allowing water penetration. We frequently find that flat roof extensions, which are common on Victorian terraced houses, have exceeded their expected lifespan and are showing signs of failure. The condition of lead flashing around chimneys and bay windows is often a concern, as lead can deteriorate over time and may have been damaged by foot traffic or corrosion. In loft spaces, we commonly find inadequate insulation, with many properties having either no insulation or insulation that has been compressed over years of use.

Structural movement and subsidence are issues that our surveyors look for carefully in Barnes properties. The London Clay ground conditions mean that properties can be affected by ground movement, particularly where trees have been planted or removed near foundations. We look for characteristic crack patterns that indicate different types of movement, assessing whether cracks are active and likely to worsen or are historical and stable. Doors and windows that stick or do not close properly can be indicators of structural movement, and we test all windows and doors during our inspection. In severe cases, we may recommend a structural engineer's assessment before proceeding with the purchase.

Electrical and plumbing issues are commonly identified in older Barnes properties. Many homes still have their original Victorian or Edwardian wiring, which may have been supplemented over the years but never fully rewired. We look for fabric-covered cable that was commonly used in the mid-twentieth century, junction boxes that may not meet current standards, and consumer units that are outdated. For plumbing, we check the condition of old lead or galvanised steel pipes that may be corroded and restricting water flow. The condition of the boiler and heating system is particularly important, as many older properties have boilers that are nearing the end of their useful life.