RICS Level 3 Building Survey in Bexleyheath

Our RICS Level 3 Survey is the most detailed home survey in the RICS range. It is a visual inspection of all accessible parts, so we look at roof coverings, loft timbers, walls, floors, windows, visible pipework, drainage access points and the external fabric without opening up the building. In Bexleyheath, that matters on homes with red or brown brick walls, pebbledash repairs, older clay-tiled roofs and later extensions that do not match the original build.

The report goes beyond a tick-box assessment. Our surveyors comment on construction methods, materials, defects, the condition of each element, and the repairs or maintenance that should be dealt with first. If a roof on a house near The Green has slipped tiles, or a rear extension off Erith Road shows cracking around the opening, our reports say what the defect means and what could happen if it is left unresolved.

A Level 3 does not involve destructive investigation. We do not lift carpets, cut into plaster, open floors, carry out drainage CCTV or test electrics, plumbing, gas appliances or the boiler. Where a problem looks beyond the scope of a visual inspection, such as movement on a London Clay plot or possible timber decay in a roof space, we recommend the right specialist follow-up rather than guessing.

• Detailed visual inspection of all accessible parts
• Commentary on construction, materials and condition
• Repair priorities and likely consequences if repairs are delayed
• Clear next steps where specialist advice is needed

London Clay is the big local factor. It has shrink-swell potential, so older homes with traditional strip foundations can move when the ground dries out or takes on excess moisture, and that can show up as stepped cracking, raked mortar joints or doors that no longer shut cleanly. We pay close attention to those signs in Bexleyheath, especially on older semi-detached homes where the first clues appear around bays, rear additions and boundary walls.

The stock here is varied, but brick is the common thread. Many homes are red or brown brick, with cavity wall construction in post-1920s properties and solid brick walls in the older stock, while render and pebbledash turn up on inter-war and post-war houses. Roof defects are common on homes over 50 years old, so slipped tiles, tired flashing, failed felt and timber decay in roof spaces are all items our surveyors look for on streets near Broadway, DA6 and the surrounding residential roads.

Damp and outdated services also feature often. Rising damp, penetrating damp and condensation can show up in pre-war homes with poor ventilation, while older electrics and plumbing are common in houses built before the 1980s. There is no significant mining history here, and Bexleyheath is inland, so coastal erosion is not a concern, but surface water flooding can still affect hard-surfaced plots after heavy rain, particularly where drainage is weak or paving has reduced soakaway capacity.

• Subsidence or heave linked to London Clay
• Damp from failed damp proofing, cracked render or poor ventilation
• Roof wear on clay-tiled or slate roofs
• Timber decay in joists, rafters and floor timbers
• Outdated wiring, plumbing and heating systems