RICS Level 3 Building Survey in Wandsworth

Across Wandsworth borough, much of the housing buyers look at is Victorian, and that brings its own set of issues. These characterful homes, built mainly between 1850 and 1910, were put up using traditional methods which have often picked up defects over their 100+ year lifespan. On our inspections, we regularly find rising damp, weakened timber joists, ageing roof structures and outdated electrical installations, all of which need proper assessment before a purchase goes ahead.

In Wandsworth Common, Southfields and Putney, the Level 3 Survey is often especially useful because so many of the semi-detached and terraced houses have been altered more than once over the years. Wandsworth also sits on London Clay, and that geology can create shrink-swell risk affecting foundations over time, particularly during spells of extreme weather.

A Level 3 Survey is far more than the visual once-over you get with a less detailed report. Where access allows, our surveyors look at hard-to-reach areas, consider the condition of concealed structural parts and set out clear recommendations for repairs and upkeep. In Wandsworth, where prices regularly top £700,000, that extra detail matters before you commit to such a major purchase.

Nine Elms, one of London's largest regeneration areas, stretches across the boundary between Wandsworth and Lambeth and has changed this part of the borough in a big way. Even so, plenty of buyers here are comparing brand new homes with older properties in nearby streets, and those period buildings call for the kind of close inspection a Level 3 Survey provides. Our surveyors deal with both sides of that market, from new build snagging to older property assessments.

At Wandsworth Common, the housing stock has a distinctive balance, with around 81% terraced properties according to recent census data. Victorian construction is a defining feature here. We often inspect homes with original fireplaces, decorative cornices and sash windows still in place, and those details usually need careful assessment because restoration may be more appropriate than replacement.

• Victorian brick construction assessment
• Damp and timber decay investigation
• Roof and chimney condition report
• Foundation and subsidence analysis
• Electrical and plumbing condition review
• Energy efficiency recommendations

To survey Wandsworth property properly, we first need to understand how it was built. Most Victorian and Edwardian homes in the borough use solid brick walls, with external walls commonly 9 inches thick, rather than the cavity wall construction that became standard later. They are often perfectly sound structurally, but they perform very differently from modern buildings and need experienced assessment.

Brickwork tells us a lot in Wandsworth. Our surveyors are used to spotting the different brick types found across the borough, from London stock bricks to the more decorative engineering bricks often used around windows and door openings. We also look closely at the mortar pointing, because once that starts to fail, moisture can get in and damp problems often follow indoors. During the survey, we check the quality of the original brickwork as well as later repairs, and we note places where modern cement-based mortars may have been used incorrectly against older soft lime mortar joints.

Most Wandsworth roofs of this period are traditional cut timber structures finished in slate or clay tile. Quite a few original roofs are still structurally sound despite their age, but that does not stop us checking carefully for signs of past water ingress, timber decay and the state of lead flashings around chimneys and dormer windows. Original roof slates can be a good sign, and we assess both their condition and how much life they are likely to have left.

Inside Victorian homes in Wandsworth, the floors are commonly built with ground floor joists supported on sleeper walls or bearing straight onto the ground, while first floors rely on timber joists spanning between load-bearing walls. These arrangements can become vulnerable to damp and rot, especially where ground levels outside have crept up or sub-floor ventilation is poor. Where it is safe and accessible, our surveyors inspect sub-floor areas to check these important structural parts.

From the properties we survey across the London Borough of Wandsworth, certain defect patterns appear again and again. One of the most common is penetrating damp in Victorian and Edwardian homes, especially those with solid wall construction and no modern cavity wall insulation. We see this particularly often in ground floor rooms and basement areas where outside ground levels have risen over time.

Another recurring problem is timber decay. In Wandsworth's older housing stock, wooden floor joists, particularly at ground floor level, may be affected by wet rot or dry rot and the damage is often hidden below floor coverings. Roof timbers can also suffer from woodworm and fungal decay, especially where roof coverings have failed or ventilation is lacking. Our surveyors pay close attention to these areas and use their experience to spot warning signs that an untrained buyer could easily miss.

Electrical systems need watching too, especially in Wandsworth homes built before 1970. In many cases, installations of that age will not meet current regulations, and although a Level 3 Survey is not the same as a full Electrical Safety Certificate, our surveyors will record visible safety concerns and advise further checks by a qualified electrician. We do the same with older plumbing, often found in lead or galvanised steel pipes, and flag likely replacement needs in the report.

Beneath Wandsworth, London Clay can create a risk of foundation movement, most notably in long dry spells or periods of heavy rainfall. Our surveyors look for signs of subsidence or other movement, including wall cracking, uneven floors, and doors or windows that stick or fail to close properly. Major subsidence is not common, but a careful survey can still pick up smaller movement that may need monitoring or remedial work.

Over the years, plenty of Wandsworth homes have gained loft conversions, extensions or basement excavations. We assess the structural soundness of those changes, look at whether suitable building regulations approval appears to have been obtained and consider whether the workmanship seems to meet an acceptable standard. That matters particularly in places like Putney and Balham, where loft conversions are widespread.