RICS Level 2 Survey in Croydon

Our RICS Level 2 survey involves a close visual inspection of every readily accessible part of the property. In Croydon's mixed housing stock, that can mean checking the roof structure on Victorian semis in South Croydon, then looking at the flat roof systems often seen on 1960s and 1970s developments in places such as Selhurst and Thornton Heath. We examine walls, floors, ceilings, doors and windows, along with services including plumbing, electrical wiring and heating. We also look for dangerous materials, especially in homes built before the 1990s, when asbestos was widely used in construction.

Croydon's geology brings its own set of risks, and our surveyors know what to watch for. The clay soils found across South East London, including Croydon, are prone to shrink-swell behaviour, which can lead to foundation movement and subsidence. We look for the usual warning signs, diagonal cracking that is wider at the top, cracks running through both brickwork and mortar joints, and any sign that a wall may be unstable. With many homes in Croydon now over 50 years old, a survey is often the best way to spot age-related defects before they turn into bigger problems. The 2021 Census shows that 41% of dwellings in Croydon are flats, while semi-detached properties account for 24% and terraced houses make up 23% of the housing stock.

The Level 2 report is set out with a simple traffic light system, so the priorities are easy to follow. Red means an urgent issue that needs immediate attention, amber points to defects that need putting right but are not urgent, and green means no action is required. That gives you a practical way to plan repairs and, where needed, discuss the findings with the seller. In places such as the East India Estate Conservation Area, known for its red brick houses, or the Croham Manor Road conservation area with its 1930s architecture, historic and architectural features may need extra thought too.

Across Croydon, we see a wide spread of construction types. Our surveyors are used to everything from the solid wall build of Victorian and Edwardian terraces to the cavity wall construction common in post-war homes. That background matters, because certain defects tend to appear in certain eras of building, and it helps us explain the likely cause of what we find, along with the practical implications.

Electrical defects are a common finding in Croydon's period homes, especially where little updating has been done in recent years. We regularly come across old consumer units without modern residual current device (RCD) protection, too few sockets for modern use, missing earthing, and cable insulation that has started to deteriorate. In houses still carrying original Victorian or Edwardian installations, the wiring may be rubber- or fabric-coated, and that material breaks down over time, increasing the fire risk. We flag these issues in the report and usually recommend a full electrical inspection and testing (EICR) by a qualified electrician before completion. That is particularly relevant in places such as South Croydon and Kenley, where many properties date from the 1930s and may still retain their original electrical systems.

Plumbing defects show up just as often in Croydon survey reports. Older homes may still have lead pipework or galvanized steel pipes, both of which can corrode internally, reduce water flow and affect water quality. Outside, drainage serving terraced houses with shared drains can suffer from root ingress from nearby trees, movement-related displacement, cracking and repeat blockages. Because clay soils are so common in Croydon, ground movement can make drainage problems worse. Our survey includes a visual check of accessible plumbing and drainage, and where something needs a closer look, we recommend specialist investigation.

Water pressure is not always consistent across Croydon. It can vary by location and also by whether the property is supplied directly from the mains or through a shared system. That matters in larger blocks, where flats on upper floors may see less reliable pressure. During the inspection, we check taps, showers and toilets to spot any obvious pressure issues or drainage faults that could point to problems in the pipework.

Older housing still dominates the Croydon market, but schemes such as London Square Croydon near West Croydon station are bringing more modern apartments into the borough. A Level 2 survey can still be worthwhile on a new build, because snagging and construction defects do happen. Only 31 new build sales were recorded in the Croydon postcode area, representing 0.8% of total sales, so they remain a relatively small part of the market. Even so, we apply the same careful standard to these homes as we do to period properties. Most new build sales have been in the CR8 2 postcode sector, covering Purley and Kenley.

At London Square, the apartments come in one, two, and three-bedroom layouts, with contemporary finishes and private winter gardens. Modern regulations and methods are a plus, but they do not rule out defects. A Level 2 survey can still pick up incomplete work, faults in fixtures and fittings, and issues affecting communal parts of the development. We also look at overall build quality and whether shared facilities appear to be properly maintained. The scheme includes ground-floor shops, cafes and restaurants around a public square, and we will note anything about the wider development that may have a bearing on the property you are buying.

Croydon is in the middle of a £5 billion regeneration programme, and the town centre and nearby districts are changing quickly. West Croydon station, East Croydon and the Old Town area are all seeing new development. These homes usually benefit from current construction standards, but defects in new builds can still come to light only after occupation. A Level 2 survey helps confirm whether the property has been built to an acceptable standard and highlights issues that may need to be taken up with the developer under the terms of a warranty.

Few boroughs offer the same mix as Croydon, from Victorian terraces to modern apartments, and that variety is one reason a professional survey matters. Add in the local geological conditions and the risks that come with them, and clear information on condition becomes vital before you commit. With an average property price of £455,000, it is a major purchase. Our Level 2 survey helps you understand exactly what sits behind that figure.

Commuters have pushed Croydon up the list for many buyers, largely because East Croydon and West Croydon stations make Central London easy to reach. Demand has followed, especially in South Croydon, Purley and Kenley. But plenty of homes in those areas are older stock, and hidden defects are not always obvious at a viewing. Our surveyors know the recurring issues, from subsidence linked to clay soils to the electrical and plumbing faults often found in period houses.

The borough also benefits from major employers in insurance and financial services, including AIG, American Express, Zurich, Liverpool Victoria, and Goldman Sachs. That helps support a busy housing market, but buyers still need a proper picture of the condition before they proceed. For a first-time buyer considering a flat in Croydon town centre, or a family buying a semi-detached house in Shirley, a RICS Level 2 survey gives you the detail needed to make an informed decision and, where serious defects are found, possibly renegotiate the price.