RICS Level 2 Survey in Wandsworth

Our RICS Level 2 survey gives you a detailed visual inspection of every accessible part of a prospective property. We check the walls, roof, floors, windows, doors and services, picking up defects that are often missed without trained eyes. In Wandsworth, the dominant geology is London Clay, so our surveyors look closely for subsidence, cracking and movement that may point to foundation problems, especially with the borough's moderate to high shrink-swell risk. Around Clapham Common, Wandsworth Common and Putney, the clay expands and contracts as moisture levels change, which can place real pressure on foundations, particularly the shallow strip construction often seen in Victorian homes.

Inside and out, we inspect the property as far as access allows, including outbuildings and the grounds. That means checking the roof structure, testing for damp with moisture meters, examining timber for rot and woodworm, and looking over rainwater goods and drainage. We regularly survey Wandsworth's mixed housing stock, from solid-walled Victorian homes with shallow strip foundations to modern apartment blocks with more complex cladding arrangements. Homes built before 1919 in Balham, Tooting and Earlsfield often need extra care because their original construction details are very different from modern methods.

We also review the services, recording the condition of visible plumbing, electrical consumer units and any obvious problems with heating systems. We do not test utilities, but we do comment on age and condition where this can be seen. In older properties, we often come across dated electrical wiring with rubber or lead-sheathed cables, older fuse boards without RCD protection, and lead pipes or corroded copper pipework that may need upgrading to meet current standards.

• Wall condition and structural movement
• Roof, loft space, and chimney
• Damp and moisture penetration
• Timber floors and joinery
• Windows, doors, and joinery
• Plumbing and electrical visible evidence
• Garage and outbuildings
• Boundaries and grounds

Across Wandsworth, some defects come up again and again in our surveys. Damp is high on that list. Rising damp and penetrating damp are common in the borough's older Victorian and Edwardian homes, often because a damp-proof course is missing or has failed, render has deteriorated, gutters are blocked, or rainwater goods are no longer doing their job. Those issues are especially common in properties over 100 years old. In lower-lying locations near the River Wandle and Beverley Brook, the underlying Alluvial deposits can add another layer of moisture-related difficulty by affecting dampness levels in foundations and ground floors.

London Clay beneath Wandsworth means subsidence and foundation movement are not side issues, they are a serious concern. Homes with mature trees nearby, often found along the tree-lined roads around Wandsworth Common, Clapham Common and Putney, can be more vulnerable during long dry periods followed by heavy rain. We inspect walls carefully for cracking that could suggest differential settlement, lintel failure or another structural problem. We also look for signs of heave after tree removal, as clay soil can expand once the moisture demand changes. Along Putney Embankment and other riverside spots, potential fluvial flooding from the Thames also has to be considered.

Roof problems are among the defects we report most often. On period homes across the borough, we regularly find worn slate tiles, failed lead flashing and blocked gutters. Many Victorian and Edwardian roofs in Wandsworth are already beyond the point where they can be left without steady maintenance. Timber defects are common too, including wet rot, dry rot and woodworm in floor joists, roof timbers and window frames, especially where damp has taken hold because of poor ventilation or water ingress.

Older homes in Wandsworth often come with long-standing electrical and plumbing issues, and plenty still retain original wiring from the inter-war period or earlier. We also stay alert to asbestos-containing materials in properties built before 2000. These may appear in textured coatings such as Artex, floor tiles and insulation materials, and we note them during the survey so you can plan for safe management or removal.

• Rising and penetrating damp
• Subsidence and cracking
• Roof defects and tile deterioration
• Timber rot and woodworm
• Outdated electrical systems
• Lead pipes and old plumbing
• Asbestos-containing materials
• Defective windows and joinery

Recent years have changed parts of the borough dramatically, especially along the Thames riverside in Battersea and Nine Elms. Schemes such as Battersea Power Station, Prince of Wales Drive and Embassy Gardens have added thousands of new apartments to the area. Modern construction and current building regulations help, but they do not remove the need for a proper survey. We inspect finish quality, look at communal areas and check for signs of defects in recently completed buildings. At Battersea Power Station alone, homes range from studios to four-bedroom apartments, with prices starting at approximately £560,000, so even new construction warrants professional survey protection.

Wandsworth Town has seen its own wave of regeneration through projects including The Ram Quarter and Wandsworth Exchange. Those schemes have brought in newer apartments at more accessible price points, with one-bedroom properties from around £450,000. A newer building can still have defects, and a Level 2 survey can identify them. Many buyers here are also purchasing off-plan or taking on leasehold terms, so it is important to understand the lease and any service charge implications we identify in the report.

Our surveyors know what to look for with new build purchases. We check the position on developer warranties, review the importance of snagging lists and identify construction defects that may not be obvious straight away. In recently completed buildings, we have still found problems with window installations, balcony details and waterproofing that needed attention before final completion.

• Battersea Power Station
• Embassy Gardens, Nine Elms
• Prince of Wales Drive
• The Ram Quarter
• Wandsworth Exchange
• Nine Elms Point

Environmental risk matters in Wandsworth, and we factor that into our assessment. Because the borough sits beside the River Thames and tributaries such as the River Wandle and Beverley Brook, low-lying locations can face fluvial flood risk. Surface water flooding is an issue too, especially in places where drainage infrastructure struggles during heavy rainfall, something that has become more common in recent years. For properties in areasadjacent to the Thames, especially around Battersea and Wandsworth Town, we note any flood resilience considerations in the report.

Radon risk in Wandsworth is generally lower than in some other parts of the UK, but there are still locations where elevated levels may call for mitigation. Properties on River Terrace Deposits, particularly in parts of Battersea and along the Wandle valley, can have characteristics that influence indoor air quality. During the inspection, we note any local environmental concerns we identify and include relevant advice in the report. These points can matter for insurance and for the property's long-term resilience.

Made Ground is another factor we see across Wandsworth, especially in regenerated districts and on former industrial land. These man-made soils and fill materials can influence both drainage behaviour and ground conditions. If we spot anything during the survey that suggests further investigation may be sensible, we record it.