Do I need a Level 2 Home Survey or a Level 3 Building Survey in Kingston Upon Thames?
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 Kingston Upon Thames
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 Kingston Upon Thames) | 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) |
Kingston Upon Thames Specific Property Info |
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Expert Tip: Assess Surface Water and River Flooding
Given the flood risk profile in Kingston Upon Thames, it is crucial to check not just the property's history, but also the effectiveness of local drainage, damp proofing, and sub-floor ventilation.
Your surveyor will check for signs of rising damp or water damage, while your conveyancer will secure a comprehensive Environmental Search to confirm formal flood risks.
Local Building Survey Kingston Upon Thames
Our Building Surveyors specialise in the local area and have completed house surveys in London, Ealing, Surbiton, Teddington, Wimbledon, Twickenham and Chessington.
We work with specialist RICS Building Surveyors to undertake Home Buyers Surveys in Kingston Upon Thames. 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 Kingston Upon Thames we'll be able to give you the detailed Kingston Upon Thames HomeBuyers report that you will need to know and what defects there are with your property.
Defects flagged in a Kingston Upon Thames Home Buyers Survey
Local Tip: Subsidence
Dwellings in close proximity to the River Thames in Kingston-upon Thames or the River Hogsmill are subject to being issued with flood alerts from time to time. Those around the confluence of these two watercourses, particularly centring around Eden Street, have additionally received flood warnings from time to time.
If you are concerned that a property you are looking to buy is in a flood risk area, you should consider getting a flood risk report.
Local Tip: Damp
The Building Surveyor will aim to inform you of the current situation of the property being inspected an opinion provided using the surveyor's local experience.
An example of this is in a recent Building Survey in Beresford Road, Kingston-upon-Thames, Surrey, KT2 6LR, where we state the property is situated on the south side of Beresford Road which is a quiet road to the north of the town centre. The locality is a well-established residential area of mainly Victorian houses. Local shopping facilities are within a few minutes walk. Kingston town centre is easily accessible on foot or by public transport. Parking is available in the street but a Resident's Parking Permit will be required and visitors will need to display a temporary parking permit to avoid the risk of parking tickets.
Local Tip: Asbestos
Many of the Victorian houses found in Kingston-Upon-Thames have two main pitched slopes which meet at a central ridge parallel with the larger dimension of the house. The slopes are normally covered with traditional slates with special blue clay tiles bedded in mortar along the ridge. The tiles will need to be examined starting from ground level to ensure none are cracked or missing.
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 Kingston Upon Thames using our panel of over 100 Royal Institution of Chartered Surveyors (RICS). Your Kingston Upon Thames 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 Kingston Upon Thames
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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 Kingston Upon Thames'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 Kingston Upon Thames. 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 .
