RICS Level 2 Survey in Feltham (TW13)

Our RICS Level 2 Survey provides a thorough inspection of all accessible parts of the property, including the roof, walls, floors, doors, and windows. The surveyor will assess the overall condition of the building, identify any defects, and categorize them according to their severity. For properties in TW13, our inspectors pay particular attention to common issues found in the local housing stock, which includes a mix of inter-war, post-war, and some Victorian properties. The survey includes a detailed inspection of the roof structure, chimney stacks, rainwater goods, and drainage systems. We remove hatch covers where safe to do so and use a moisture meter to check for damp in walls and floors.

Our inspection covers the condition of walls both internally and externally, checking for cracks, damp penetration, and signs of movement that may indicate subsidence. Given that TW13 sits on London Clay, our surveyors are particularly vigilant for any signs of shrink-swell related movement, which can cause structural issues in properties with shallow foundations or those near trees. We measure crack widths and monitor patterns to distinguish between minor settlement cracks and more serious structural movement. Properties with large trees nearby, particularly poplars or oaks, receive extra attention as their root systems can extend significant distances and draw moisture from the clay soil.

The RICS Level 2 Survey includes thorough assessments of building services, including the electrical installation, heating system, water supply, and drainage. Our surveyors will visually inspect the consumer unit, wiring, socket outlets, and switches where accessible, noting any obvious defects or areas that would require further investigation by a qualified electrician. We check the age and condition of the consumer unit, looking for modern RCBs (residual current breakers) rather than old-fashioned fuse boxes. Similarly, the plumbing and heating systems are inspected for condition and operation, with any defects documented in the final report. We note the type of pipework (copper, lead, or modern plastic) and the condition of the boiler if it is visible.

The interior inspection covers joinery, kitchen units, bathroom fittings, and the overall decoration standard of the property. We open doors to check for sticking or uneven gaps, which can indicate structural movement. We inspect the condition of windows, checking seals and handles, and note any double-glazing defects. The survey also includes a basic assessment of grounds and outbuildings, checking boundaries, fences, and any detached garages or sheds.

• Roof structure and covering
• Walls, floors, and ceilings
• Damp assessment
• Electrical and gas services
• Windows and doors
• Drainage and gutters
• Boundary walls and fences
• Outbuildings and garages

The geology of TW13 and the surrounding Feltham area presents unique challenges for property owners. The underlying London Clay is highly shrinkable, which means properties can experience significant movement during periods of drought or excessive rainfall. Our RICS Level 2 Surveyors are trained to identify the subtle signs of this type of movement, including cracking patterns in walls, doors that stick or don't close properly, and uneven floors. If trees are present near the property, we assess the potential for root intrusion and the impact on foundations. We look specifically for vertical cracks extending from windows and doors, diagonal cracks at wall intersections, and cracking that appears to be getting worse over time.

Many properties in TW13 were built during the inter-war and post-war periods, meaning they often contain construction features that are now considered outdated. Solid walls without cavity insulation, original timber windows, and aging electrical installations are common in these older homes. Our surveyors thoroughly assess the condition of these elements and note where they fall short of modern standards. We specifically look for signs of timber decay, including wet rot and dry rot, which can cause significant structural damage if left untreated. In properties with solid walls, we note the absence of cavity insulation, which affects energy efficiency and heating costs.

The River Crane and Duke of Northumberland's River run through parts of the TW13 area, which means certain properties may be at risk of fluvial flooding. Our surveyors note the proximity of the property to watercourses and assess any existing flood mitigation measures. Additionally, surface water flooding can affect urban areas during heavy rainfall, and we document any evidence of previous flooding or water damage that buyers should be aware of. Flat roofs on extensions and conversions are particularly vulnerable to leaks and should be carefully inspected. We check the condition of flat roof membranes, looking for signs of ponding, blistering, or deterioration that could lead to water ingress.

Asbestos-containing materials were commonly used in properties built before 2000, and many TW13 homes will fall into this category. Our surveyors identify any visible suspect materials and recommend appropriate testing or removal by specialists where necessary. This may include asbestos cement roof sheets, textured decorative coatings, or insulation boards. Other common defects we find in TW13 properties include deteriorating roof tiles and flashings, blocked or damaged gutters, condensation issues in poorly ventilated properties, and outdated consumer units that do not meet current electrical safety standards. We also check for missing or displaced mortar on chimney stacks, which can lead to water penetration and structural decay.

The age profile of housing in TW13 means that many properties will have original features that require careful assessment. Original timber sash windows, while charming, often suffer from decay in the bottom rails and sills due to condensation and penetration. We assess whether these windows are worth repairing or would benefit from restoration. Similarly, original cast iron gutters and downpipes are common but frequently corroded or blocked. Our survey documents the condition of these elements so you can factor repair costs into your budget.

The Feltham property market has seen modest price adjustments in recent months, with overall prices down around 0.2% over the last year. However, this does not diminish the importance of a thorough survey. Even in a market where prices are relatively stable, unexpected repair costs can quickly erode any savings you might have made on the purchase price. Our RICS Level 2 Survey gives you the confidence to proceed with your purchase knowing exactly what you are getting into financially.

Terraced properties account for nearly 37% of sales in TW13, making them the most common property type in the area. These inter-war and post-war terraced houses often have specific issues related to their age, including aging roof structures, original electrical systems, and solid wall construction without cavity insulation. Our surveyors know exactly what to look for in these properties and can identify issues that a general buyer might miss. The semi-detached properties in TW13, which showed strong growth of over 6% recently, similarly benefit from our detailed inspection approach.

Flats in the TW13 area average around £231,000 and present their own unique considerations. While the survey focuses on the interior of the flat, we also note the condition of common areas, the age and condition of the roof, and any obvious signs of structural issues affecting the building. For leasehold properties, we can identify issues that might affect your future selling potential or require significant service charge contributions.