RICS Level 2 Survey Greenford UB6 9

The RICS Level 2 Survey, formerly known as the Homebuyer Survey, provides a comprehensive visual inspection of all accessible areas of the property. Our chartered surveyors examine the main structural elements including walls, floors, ceilings, and the roof structure, documenting any defects, wear, or potential problems that could affect the property's value or require future investment. The report uses a simple traffic light system to rate each area - green for no issues, amber for minor defects requiring attention, and red for serious problems that need immediate repair.

In the Greenford area, where 83.9% of properties were built before 1980, our surveyors pay particular attention to common issues found in older housing stock. This includes checking the condition of original roof coverings on properties built between 1919 and 1980, which make up nearly three-quarters of the local housing stock, assessing the integrity of damp-proof courses that may have deteriorated over decades, and evaluating electrical and plumbing systems that often date from periods before current safety standards were introduced.

We also specifically assess the local environmental risks that affect properties in UB6 9. Given the underlying London Clay geology, we examine foundations and look for signs of movement or subsidence that can occur when clay soils shrink and swell with seasonal moisture changes. Our surveyors note the proximity of trees and vegetation that could exacerbate these issues, and we check drainage systems that are crucial for managing water away from foundations. Properties near the Grand Union Canal and River Brent receive additional attention for flood risk assessment.

The predominant construction method in Greenford uses traditional brick cavity wall construction for properties built from the 1920s onwards, while older properties may feature solid wall construction without cavity insulation. Many homes feature pitched roofs covered with concrete or clay tiles, though some post-war properties may have flat roof sections that require careful inspection for signs of deterioration or ponding water.

• Structural walls and foundations
• Roof structure and coverings
• Damp and timber condition
• Electrical and plumbing basics
• Windows, doors, and joinery
• Boundary walls and outbuildings

Our experience surveying properties across Greenford and UB6 9 has identified several recurring issues that buyers should be aware of before purchasing. Given the high proportion of older properties in the area, damp problems feature prominently in our reports and represent one of the most common defects we identify during inspections.

Properties built before 1945 often have solid wall construction without cavity insulation, making them more susceptible to rising damp, particularly if original damp-proof courses have failed or been breached by later alterations. We regularly find properties on streets with older housing where the damp-proof course has been compromised by external ground levels being raised over the years or by landscaping work that has allowed moisture to bridge the protection layer. Penetrating damp is also common in properties where external brickwork has deteriorated or where pointing has failed over the decades, allowing water ingress during wet weather.

The London Clay geology underlying much of Greenford presents specific challenges for property owners that our surveyors are trained to identify. Properties with shallow foundations, common in the inter-war and post-war periods, can experience movement as the clay shrinks during dry spells and swells during wet periods. We regularly identify signs of this movement in our surveys, including cracking to internal plasterwork, doors and windows that stick, and gaps between walls and skirting boards. Properties with large trees nearby are particularly at risk, as trees extract moisture from the clay, accelerating the shrink-swell cycle that causes ground movement.

Roof conditions represent another significant area of concern in local properties, with many homes built between 1919 and 1980 still having their original roof coverings now approaching or exceeding their expected lifespan. We frequently find slipped tiles, deteriorated felt underlays, and failing flashings that can allow water penetration into the roof void. For properties in the 28.3% built between 1919 and 1945, the roof structure itself may show signs of age-related deterioration, including rotted rafters or purlins that require structural attention. Flat roof sections on extensions and garage conversions are particularly prone to deterioration and ponding water issues.

• Rising damp in pre-1945 properties
• Subsidence from London Clay
• Roof deterioration
• Outdated electrical systems
• Outdated plumbing
• Timber defects

Purchasing a property in Greenford represents a significant investment, with average house prices around £504,000, so understanding the true condition of your potential new home is essential before committing your savings. A RICS Level 2 Survey from our team provides the professional insight you need to make an informed decision, whether you are buying a flat at Greenford Quay or a family house on one of the area's established residential streets.

The demographics of UB6 9, with approximately 5,000 households and a population of around 14,000, reflect a busy suburban community with good transport connections to Central London and employment hubs in West London. Many buyers are attracted to the area for its accessibility, purchasing properties as family homes or commuter base. However, the age of the housing stock means that many properties will have some issues that require attention, making a professional survey essential for budget planning.

Properties in areas close to the Grand Union Canal and River Brent face specific flood risks that our surveyors assess during every inspection. Surface water flooding can occur during heavy rainfall, particularly in low-lying areas near the watercourses, and our reports include specific advice on flood risk based on the property's location. This local knowledge is invaluable for buyers who may not be familiar with the area's geography and potential environmental concerns.

The current market conditions in Greenford show property prices relatively stable, with a slight decrease of 0.62% over the past 12 months according to recent data. This makes it even more important to ensure you are not overpaying for a property with hidden defects. A thorough survey can reveal issues that might otherwise only become apparent after you have completed the purchase, potentially costing thousands of pounds in remedial work.