RICS Level 2 Survey in SE14 New Cross

SE14 has a housing stock that asks a lot of a survey, which is why a RICS Level 2 Survey is so useful. Victorian and Edwardian homes dominate the area, and many date from the late 19th and early 20th centuries. Older buildings of that type often have no modern damp-proof course, while roof coverings may be tired, electrics dated, and original plumbing no longer up to current regulations. Our inspectors regularly come across rising damp, penetrating damp, and condensation in these period properties.

Much of SE14 sits on London Clay, so shrink-swell movement can put pressure on foundations, especially where footings are shallow. We keep a close eye on subsidence, heave, and structural movement when we inspect homes here. Conservation areas such as Hatcham Park and parts of New Cross Gate can also bring planning constraints, along with extra care over historic character and construction.

Flats make up approximately 63.7% of property sales in SE14, so a lot of buyers are taking on leasehold homes. Our Level 2 surveys look at the condition of the property you are buying, and they also note any obvious problems in the common parts of the building that may need a closer look. Terraced and semi-detached properties, which account for a large share of the rest of the market, are checked for structural integrity, roof condition, and the boundary issues that so often matter with this kind of home.

Goldsmiths University has a strong influence on the SE14 market, with plenty of properties bought as buy-to-let investments or by students and academics. That has left us seeing a high number of flats and HMOs in the area, each with its own survey points to consider. Our reports look at communal areas, the age and condition of the building’s structure, and any issues that could affect the property’s investment value.

• Victorian and Edwardian construction
• London Clay foundation risks
• Conservation area restrictions
• Outdated electrical systems
• Roof and gutter deterioration
• Damp and condensation issues

We follow the RICS Level 2 HomeBuyer Report format carefully when we inspect a SE14 property, so the survey stays consistent and nothing gets overlooked. A clear traffic light system is used throughout, with red for urgent issues requiring attention, amber for defects that need repairing, and green for satisfactory condition. It is a simple way to see what needs action straight away and what can be watched over time.

All accessible parts of the property are visually inspected by our surveyors, from walls and floors to ceilings, roofs, and building services. From outside, we check the roof covering, gutters, chimneys, and external walls. Inside, we assess windows and doors, test a sample of switches and sockets, and review the general integrity of the building’s structure. We cannot move furniture or lift carpets during a visual inspection, but we still build up a solid picture from what can be seen.

Local housing stock in SE14 brings its own familiar problems, and our surveyors keep those in mind throughout the inspection. In New Cross and Hatcham, Victorian and Edwardian homes often have solid brick walls without cavity insulation, which can allow damp to get in. Original timber sash windows are another common feature, and they can be draughty or suffer from worn paintwork and glazing. Where it helps, our reports include advice on dealing with these issues and estimated costs.

We also set out legal considerations, along with any obvious planning or building regulation issues that come to light. That might mean extensions that appear to have been built without the right permissions, or rights of way and easements that affect the property. For leasehold homes, we note the remaining lease term and any significant freehold matters leaseholders should be aware of.

From surveying properties across SE14, we keep seeing a handful of issues again and again. Damp is one of the most common findings, especially rising damp in Victorian homes that never had modern damp-proof courses, or where those courses have been compromised over time. Penetrating damp often shows up around windows, roofs, and chimneys as original materials age. Condensation is also common in flats and in homes with poor ventilation, particularly kitchens and bathrooms.

Roof condition is another recurring feature in our SE14 survey reports. Many Victorian and Edwardian properties here still have original slate or clay tile roofs, and plenty are now over 100 years old. With proper maintenance they can keep going, but we often find slipped tiles, deteriorated leadwork, and failed felt underlays that let water in. Where access allows, our surveyors inspect from within the property and use drones where appropriate for hard-to-reach areas.

Older SE14 properties often have electrical and plumbing systems that are due for updating. Original wiring may be cloth-covered or radial wired, and neither meets current standards. Lead pipes or outdated consumer units also raise safety concerns, and our surveyors make a note of them in the report. We also regularly see timber defects, including woodworm, dry rot, and wet rot, in homes where damp has taken hold, especially in ground floor bathrooms and kitchens that have seen the most water over the years.

London Clay means structural movement is always on our radar in SE14. Homes with shallower foundations can suffer subsidence or heave during drought or after heavy rainfall. We look for cracking patterns in walls, doors and windows that stick, and any visible distortion in the structure. We cannot give a firm diagnosis without invasive investigation, but we will flag concerns and recommend a structural engineer if needed.

• Rising and penetrating damp
• Roof tile damage and leaks
• Outdated electrical wiring
• Timber decay and woodworm
• Structural cracking
• Defective windows and joinery