RICS Level 2 Survey in SW17 (Tooting)

Our Level 2 Home Survey in SW17 provides a thorough inspection of all accessible areas of the property. We examine the walls, ceilings, floors, doors, and windows, checking for signs of damp, rot, or structural movement. The survey includes an assessment of the roof space where accessible, the condition of the chimney, and an evaluation of any outbuildings or extensions. Our inspectors use their expertise to identify issues that might not be visible to the untrained eye, giving you a realistic picture of the property's condition.

In the SW17 area, we frequently encounter issues typical of the local housing stock. Many properties in Tooting and Streatham date from the Victorian and Edwardian periods, meaning we often see concerns related to older construction methods. These include outdated electrical wiring that may date from the original construction, original timber frames that may need attention, and roof conditions affected by age and previous patching. Our surveyors document all findings in a clear, easy-to-understand report that includes traffic light ratings for each element inspected, making it simple to prioritise any necessary works.

The RICS Level 2 survey also includes a market valuation and an insurance rebuild cost for the property. Given that semi-detached properties in SW17 average around £1,156,053 and terraced houses fetch around £864,747, having an accurate rebuild figure is important for insurance purposes. We provide clear recommendations on any urgent repairs needed and offer guidance on what to budget for future maintenance. This valuation element can be particularly useful when arranging buildings insurance or if you need to discuss the property value with your mortgage lender.

Our survey covers all key structural and service elements including foundations, load-bearing walls, floor structures, roof construction, damp proof courses, ventilation systems, and the condition of any attached garages or outbuildings. We also inspect the condition of sanitary fittings in bathrooms and kitchens, checking for leaks or water damage that might not be immediately visible. Each element receives a traffic light rating - red for urgent issues requiring immediate attention, amber for defects that need attention but are not urgent, and green for satisfactory condition.

• Structural walls and foundations
• Roof condition and insulation
• Damp and timber decay
• Electrical and plumbing systems
• Windows and doors
• Chimney and flues

Our experience surveying properties across SW17 means we know what to look for in the local area. Victorian and Edwardian terraces, which make up a significant portion of the housing stock in Tooting and Streatham, often present specific challenges. These properties frequently have solid walls rather than cavity walls, which can be more susceptible to damp penetration, particularly given the local climate. Our surveyors check wall cavities where accessible and assess the effectiveness of any damp proof course, noting any signs of penetrating damp or condensation that might affect the property's condition.

The roof condition is another common area of concern in older SW17 properties. Many original roofs have been patched over decades, and while they may appear functional from ground level, closer inspection often reveals issues with tiles, flashing, or internal timber decay. Properties along Streatham High Road and the residential streets off Upper Tooting Road particularly benefit from thorough roof inspections, as these areas contain many original Victorian roofs now approaching or exceeding 120 years old. We also check chimney stacks, which are prevalent on period properties and can pose risks if poorly maintained or if the mortar between bricks has deteriorated.

Electrical systems in properties over 30 years old are frequently flagged in our SW17 surveys. While a Level 2 survey is not a full electrical test, we identify obvious safety concerns such as outdated consumer units, visible wiring in poor condition, or socket outlets that show signs of damage or burning. We recommend that a qualified electrician conducts a full inspection for any property with electrical installations dating from the 1990s or earlier. Similarly, we assess plumbing infrastructure, looking for signs of corrosion, leaks, or outdated materials such as lead pipes or galvanised steel that might need replacement. These findings help you budget for immediate repairs or plan for future improvements.

London Clay and Shrink-Swell Risk is something our surveyors keep in mind when inspecting properties in SW17. While not a high-risk area for subsidence, properties with large trees nearby or those built on clay soil can experience ground movement that affects foundations over time. Our surveyors check for signs of structural movement, including cracking in walls, uneven floors, and doors or windows that stick or don't close properly. If we identify potential concerns, we recommend a follow-up structural engineer's report to assess the situation thoroughly before you proceed with your purchase.

The SW17 area has seen significant new development in recent years, with properties in the over £1M price range accounting for 51.3% of new build sales according to recent data. If you're purchasing a new build property in Tooting, Earlsfield or the surrounding areas, you might wonder whether a survey is still necessary. While new properties typically come with NHBC or similar structural warranties, a RICS Level 2 survey can identify issues that may not be covered by these warranties or that might have arisen during the building process.

Even new builds can have defects that fall outside warranty coverage, and our surveyors are experienced in identifying common issues in recently constructed properties. These can include problems with window installations, snagging issues with fixtures and fittings, or ventilation problems that could lead to condensation and damp. Having a professional survey gives you that your new property is in the condition you expect, and provides documented evidence should you need to raise any issues with the developer.

For new build flats in particular, we recommend reviewing the lease terms and any recent service charge accounts as part of your due diligence. Our surveyors can advise on what to look for in the documentation and flag any potential concerns about the building's management or maintenance arrangements. With the average new build property in the South West London area now costing around £2.0M, ensuring you're making a sound investment is more important than ever.