RICS Level 2 Survey in SW15 (Putney & Roehampton)

The SW15 property market presents unique challenges for buyers. With detached properties averaging over £2.2 million and semi-detached houses reaching nearly £1.8 million, investing in a professional survey makes sound financial sense. Our Level 2 surveys are specifically designed for conventional properties built after 1945, which covers the majority of housing stock in this area. The survey provides a detailed assessment of the property's condition, identifying defects that may not be visible during a casual viewing. Given that prices have increased by 9% over the past three years, buyers need to ensure they are making financially sound decisions in this competitive market.

Properties in Putney and Roehampton face particular issues due to the local geology. SW15 sits on London Clay, which creates potential for shrink-swell movement that can lead to subsidence, particularly near mature trees found throughout the area's tree-lined streets and near Richmond Park. Our inspectors are trained to identify the signs of this type of movement, including cracking patterns and door alignment issues. We also check for damp problems, which are common in period properties that may have outdated damp proof courses or inadequate ventilation. The proximity to the River Thames also means some properties may face surface water flood risks during heavy rainfall.

The area's rich architectural heritage means many properties are listed or located within conservation areas. Our surveyors understand the specific requirements for these properties and will advise if a more detailed Level 3 Building Survey would be more appropriate. We examine roof conditions, which is particularly important given the number of older properties with original roofing that may need replacement or significant repair. Properties in SW15 include notable examples such as Mount Clare in Minstead Gardens (Grade I listed), Parkstead House on Roehampton Lane, and the Church of St Mary the Virgin, all requiring specialist knowledge during survey assessments.

SW15 has seen various price movements recently, with detached properties up 61.3% year-on-year while flats have seen a slight decline of 2%. This varied market means buyers need professional guidance on property condition regardless of the property type they are considering. Our surveyors bring local knowledge of the Putney and Roehampton areas, understanding how the character of different streets and developments can influence property condition and value.

• Identify structural issues
• Check for damp and timber decay
• Assess roof and chimney condition
• Evaluate electrical and plumbing systems
• Flag potential subsidence risks
• Recommend appropriate repairs

The SW15 area showcases a diverse range of construction types that our surveyors are well-versed in assessing. Victorian and Edwardian properties dominate the terraced housing stock along streets like Upper Richmond Road, West Hill, and Putney High Street. These properties were typically constructed using solid brick walls with lime mortar, which behaves differently from modern cement-based mortars. Our surveyors understand these traditional construction methods and can identify issues arising from past inappropriate repairs using modern materials that can trap moisture and cause damp problems.

The 1930s Art Deco properties found particularly around Putney Heath represent another significant segment of the local housing stock. These properties often feature flat roofs, which are more prone to water ingress than traditional pitched roofs, and may have concrete foundations that can suffer from carbonation over time. Our inspectors are experienced in assessing these specific construction types and understanding the common defects associated with them. Many of these properties have also been subject to alterations over the decades, and we check whether these have been carried out properly and whether they comply with relevant building regulations.

Modern developments in SW15, including new builds around the Putney area, use contemporary construction techniques with cavity walls, concrete floors, and modern damp proof courses. While these properties may have fewer obvious defects, our surveyors still check for issues such as inadequate ventilation, which can lead to condensation and mould growth. We also examine the quality of workmanship in newer properties, as even recently constructed homes can have defects arising from rushed building programmes or substandard materials. The average price for flats in SW15 now stands at around £500,000, making it essential that even newer properties are thoroughly checked before purchase.

Our experience surveying properties throughout Putney and Roehampton reveals several recurring issues that buyers should be aware of. Damp problems are particularly prevalent in period properties, where original construction methods may not meet modern standards. Rising damp affects many Victorian and Edwardian terraces, often due to failed or non-existent damp proof courses. Our surveyors use their expertise to identify the type and extent of damp, whether it's penetrating damp from defective roofwork or condensation related to inadequate ventilation. In properties near the Thames, we also check for signs of water ingress that may be related to the local water table or flood risk.

Timber decay is another common finding in SW15 properties, especially those with original wooden windows and doors. Woodworm and wet rot can cause significant damage if left untreated, and our surveyors inspect all accessible timber for signs of infestation. The age of properties in this area means that many have original electrical systems that may not comply with current regulations, and we flag these as areas requiring further investigation by qualified electricians. Given that many properties in SW15 are over 50 years old, the likelihood of finding outdated electrical installations is high, and we always recommend that buyers obtain a full electrical inspection certificate.

Roof conditions are a frequent concern in the SW15 area. Many period properties have slate or tile roofs that are now over 50 years old and showing signs of wear. Our inspectors examine roof coverings, flashings, and internal ceiling spaces for evidence of leaks or structural concerns. Chimney stacks are another area of focus, as these are often in poor condition on older properties and can represent a safety risk. We have found numerous instances of damaged chimney pots, deteriorated mortar, and even loose brickwork that could pose a danger to occupants or neighbouring properties.

Given the London Clay geology underlying much of SW15, our surveyors pay particular attention to signs of subsidence or foundation movement. This includes checking for cracking in walls, particularly where cracks are diagonal or wider at the top than the bottom. We also assess the condition of boundary walls and outbuildings, which can be affected by ground movement and may require expensive repairs. The mature trees common throughout SW15, particularly near Richmond Park and along tree-lined avenues, can exacerbate shrink-swell movement in the clay soil, and we always note trees close to properties that may pose a risk to foundations.