Do I need a Level 2 Home Survey or a Level 3 Building Survey in Balham?
The type of survey you require depends entirely on the age, size, and general condition of the property you are purchasing. Use the comparison below to determine which RICS inspection is right for your transaction:
Inspection Detail | RICS Level 2 Home Survey (formerly HomeBuyer Report) | RICS Level 3 Home Survey (formerly Full Structural Survey) |
|---|---|---|
Inspection Best Suited For | RICS Level 2 Home Survey Conventional, modern properties (built post-1990) of standard construction. | RICS Level 3 Home Survey Older, historic, or large properties, or those of non-standard construction. |
Inspection Property Condition | RICS Level 2 Home Survey Homes appearing to be in a reasonable, well-maintained state. | RICS Level 3 Home Survey Homes that are noticeably dilapidated or have been extensively altered. |
Inspection Depth of Inspection | RICS Level 2 Home Survey Surface-level visual inspection of accessible areas to highlight major faults. | RICS Level 3 Home Survey In-depth analysis of the property's structure, fabric, and integrity. |
Inspection Future Plans | RICS Level 2 Home Survey Buyers looking for a general overview before moving in. | RICS Level 3 Home Survey Buyers planning significant structural renovations or extensions. |
Inspection Advice Provided | RICS Level 2 Home Survey Highlights urgent defects that may affect the property's value. | RICS Level 3 Home Survey Detailed advice on defects, repair options, and ongoing maintenance consequences. |
Local Property Characteristics in Balham
Properties built in this area have certain standard characteristics which dictate what type of survey you'll need for your property. Here is a table of different factors that could affect your property and require further investigation by your RICS surveyor:
Characteristic/Risk | Details |
|---|---|
Japanese Knotweed Risk: | Check the Environet heatmap to confirm. Source: Environment Agency & Environet UK Heatmap Data |
Listed Buildings: (Such as Grade I, Grade II*, and Grade II in Balham) | There are circa 1 to 20 listed buildings in the local area. Note: Estimated based on the location's common property types and proximity from the data at Historic England. Your actual property may have a different characteristic or risk. Source: Historic England |
Ground Stability: Flags a risk for subsidence. | Properties in this location are flagged as having a high risk of ground instability (such as subsidence or shrink-swell clay). Your solicitor will recommend a comprehensive environmental and ground stability search, and you should obtain a RICS Home Survey to inspect the physical construction of the property. Source: The British Geological Survey (BGS) |
Balham Specific Property Info |
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Expert Tip: Check for Ground Instability and Subsidence
With a flagged risk for ground instability in Balham, such as shrink-swell clay, the property's foundations are more susceptible to seasonal movement and structural cracking.
Your RICS surveyor will thoroughly inspect the load-bearing walls for signs of subsidence, and this risk will be further detailed in your local environmental searches.
Local Building Survey Balham
Our Building Surveyors specialise in the local area and have completed house surveys in London, Croydon, Streatham, Clapham, Tooting, Brixton and Battersea.
We work with specialist RICS Building Surveyors to undertake Home Buyers Surveys in Balham. Whether you are buying an old run down 'doer upper' or standard construction freehold house, our RICS surveyors have seen them all.
With a vast number of years of experience completing building surveys on properties in Balham we'll be able to give you the detailed Balham HomeBuyers report that you will need to know and what defects there are with your property.
Defects flagged in a Balham Home Buyers Survey
Local Tip: Subsidence
Noise pollution from road and rail in Balham is at its highest in the vicinity of where the railway line crosses Balham High Street.
Local Tip: Damp
According to the UK Health Security Agency, some buildings in an area to the north and west of the Balham area as it borders Tooting Bec, including parts of streets such as Holdernesse Road and Chetwoode Road, up to St George's Hospital, are in a raised radon area, with properties built there having a higher probability than average of experiencing ground Radon emissions.
The raised Radon area has a maximum radon potential of 1-3% (the percentage is the chance of a property being built where Radon emissions might measure above the action level).
If you are concerned that a property you are buying is in an area of raised Radon, please click to visit UK Health Security Agency's UK Radon Map. Click also to find out more about Radon, Radon property searches and much more.
Local Tip: Asbestos
For tiles roofs in Balham, where ventilation of the original roof space is not provided, it would be prudent to fit some form of ventilation in the soffites. The extension roofs have breathable under-tile felt to allow air circulation without the need of soffite vents. Without an intrusive inspection a RICS Building surveyor won't be able to comment on the condition of the felt under the tiles but if the bottom row of tiles is lifted some defects to the felt may come to light such as degrading where the felt is exposed above the gutters. If this has occured it is recommended that the decayed felt is replaced with new felt by a roofing contractor.
Why Choose SAM Conveyancing for your Home Survey?
In helping over 15,339 survey clients since 2014, we've learned a lot about surveys in Balham using our panel of over 100 Royal Institution of Chartered Surveyors (RICS). Your Balham surveyor will be local to your property, so whether you're worried about subsidence, damp, infestations, extensions, or even just for peace of mind, we've got you covered.
Our HomeBuyers Survey costs are fixed and competitive, as you'll see from all our Excellent reviews on Trustpilot. This means you don't have to break the bank to get a full health check on your new home. Get a Home Buyer Survey Quote today, or if you're not sure which survey to choose and want to know the difference between a Level 2 Home Survey and a Level 3 Building Survey, then give us a cal,l and we'll happily tell you what you need - 0207 112 5388 (local call charges apply).
What defects are flagged in a Homebuyer's Survey?
Cracks are inspected and in the report will confirm if you need a structural engineer as there are signs of historical or current movement.
The RICS surveyor will use a moisture meter in the rooms and report any high levels along with any mould or damp causing damage to the walls/windows.
The wooden door frames and windows will be inspected for rotting and wood worm.
The surveyor looks for signs of infestations through droppings, damage to piping/flooring and in some cases finding where the nest is.
The surveyor will check the grounds of the property and, where possible, check over the fences to neighbouring plots to identify if there is a risk of Japanese knotweed.
The surveyor lifts up accessible man hole covers to check if the drains are blocked. You may need to get your drains inspected with CCTV.
The surveyor will enter into the roof/loft space if there is a safe and accessible ladder. They'll look for insulation, signs of leaking and and damage.
Download an Example Level 2 and Level 3 Home Survey
Property Survey FAQs for Balham
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RICS Level 2 Home Survey with a Valuation
A RICS Level 2 Home Survey, which used to be called the HomeBuyer Report or a Home Buyer Survey, is generally suitable for:
- Bungalows
- Flats
- Standard construction houses
The majority of Balham's leasehold flats require only a RICS HomeBuyer Report but for any Victorian conversions, a Building Survey may well be required.
RICS Level 3 Building Survey
A Level 3 Home Survey, also known as a Building Survey or a full structural, is the most comprehensive visual inspection a RICS surveyor can provide on a property in Balham. It is suitable for:
- complex buildings, for example those that have been extensively extended and altered
- unique or older historic properties
- properties in poor condition; or
- those where the client is planning to carry out extensive repair and refurbishment work.
Speak to one of our team on 0207 112 5388 to find out if your property suits a RICS Building Survey, or read our article Which Home Buyers Survey suits your property .
