RICS Level 2 Survey in B28

One issue we see repeatedly in B28’s interwar semi-detached housing is cavity wall bridging. Those original cavities were left unfilled, yet years of extensions, repairs and other building work have often introduced debris that creates a route for moisture to travel from the outer wall to the inside face. We look for that by reading the pattern of damp staining on internal walls and matching it against the age of the building and any visible external alterations. Once cavities are bridged, the internal damp can be persistent and expensive to deal with unless the wall is opened up.

Roof coverings in B28 are often well beyond the point you would expect. Replacement concrete interlocking tiles fitted during the 1970s-1990s cycle are now 30-50 years old, and plenty are showing de-lamination as well as moss growth. Where original clay plain tiles survive, they can actually be sounder, but the sarking felt beneath is often deteriorated and no longer offers a reliable second line of defence against water ingress. We inspect the roof from ground level with binoculars and then go into the loft to check the rafters and the sarking directly.

At ground floor level, B28 properties show a familiar pattern. Homes that still have original solid floors, or early suspended timber floors, are particularly prone to damp. Solid floors laid without a proper damp-proof membrane let moisture rise through the slab, while suspended timber floors with poor cross-ventilation can gradually develop rot in the joists and boards. We take damp meter readings at regular points along all ground floor walls and record any signs of earlier damp treatment or fresh re-plastering that could be hiding an ongoing defect.

Many B28 homes have been extended, and that is where defects often turn up. Rear single-storey additions, loft conversions and converted outbuildings dating from the 1970s onwards can differ a great deal in quality. As part of the main survey, we inspect every extension, looking at roof coverings, parapet details, the junction with the original house, and any visible signs that point towards building regulations compliance issues.

For most homes in B28, the right fit is the RICS Level 2 Survey (HomeBuyer Report). It suits standard semi-detached and terraced houses built after 1900 that appear to be in broadly reasonable condition and do not show obvious signs of serious structural distress. That covers most of B28’s 10,408 houses. The inspection is visual but thorough, the three-tier condition ratings are straightforward to read, and the report gives enough detail to proceed, renegotiate or walk away.

Some B28 properties need a different level of scrutiny. A RICS Level 3 Building Survey is usually the better choice where a house has been heavily altered, includes non-standard construction such as concrete system-built sections, shows visible and extensive structural cracking, or is substantially pre-1900. The same goes for loft conversions involving structural change to the roof, large rear additions, and homes with a subsidence history.

There are 1,472 flats in B28, and for these a RICS Level 2 Survey covers the flat itself plus any accessible common areas. That said, a leasehold purchase needs more than the survey alone. We would still expect buyers of B28 flats to review the maintenance schedule for the building, the service charge accounts and any planned major works through their solicitor, because those documents are essential alongside the survey report.

Each B28 inspection is handled by a RICS-qualified surveyor from start to finish. We do not divide the job between one person on site and another person writing remotely. On a typical interwar semi in B28, we would expect the inspection to last two to three hours. We begin outside, assessing the roof from ground level with binoculars, taking damp meter readings at set intervals across all external wall faces, and checking every drainage access point. Extensions and outbuildings are covered in that same pass.

Once inside, we move through the house room by room. We assess walls and ceilings for cracking, check floors for bounce and level, and test windows and doors for distortion. We also go straight into the loft to inspect the roof structure, insulation and any water staining. In B28 homes with suspended timber ground floors, we inspect the sub-floor void through floor boards or access hatches where they are available, watching for rot, poor ventilation and debris build-up that blocks airflow.

We take a calibrated damp meter and moisture probe to every inspection. Readings are recorded at the base of all ground-floor walls and anywhere higher up where staining or discolouration appears. Any defect we rate 2 or 3 is photographed and tied to a written explanation in the report that sets out what we found, the likely cause and the next recommended step. The report also includes the surveyor’s direct contact number, and questions after delivery do not cost extra.