10 Common Property Defects Our Surveyors Find in South London Homes

Through conducting thousands of building surveys across Greenwich, Lewisham, and throughout South East London, our team of RICS chartered surveyors has identified patterns in the types of defects affecting properties. Understanding these common issues helps buyers make informed decisions about the condition of the property they're purchasing.

1. Damp and Moisture Problems

Damp is the most common issue our building surveyors identify in South East London properties. Victorian and Edwardian homes across Greenwich are particularly susceptible to three types of damp:

• Rising Damp: Moisture rising from ground level through walls, usually caused by failed damp proof courses in older properties
• Penetrating Damp: Water ingress through walls or roofs, common in properties with damaged pointing or blocked gutters
• Condensation: Particularly problematic in poorly ventilated properties throughout South London

Our experienced surveyors use moisture meters during RICS Level 2 and Level 3 surveys to accurately diagnose damp issues. Treatment costs vary from £500 for minor condensation solutions to £5,000+ for comprehensive rising damp treatment across an entire property in South East London.

2. Roof Defects and Deterioration

Roof problems rank second among defects our chartered surveyors find during building surveys across South London. Common roof issues include:

• Missing, slipped, or cracked roof tiles
• Deteriorated roof felt or underlay
• Failed flashing around chimneys and valleys
• Blocked or damaged gutters and downpipes
• Timber decay in roof structures

Our surveyors typically inspect roofs using binoculars from ground level for Level 2 surveys, with closer inspection for Level 3 building surveys where safely accessible. Roof repairs can range from £200 for minor tile replacement to £15,000+ for complete roof replacement on properties in South East London.

3. Structural Movement and Subsidence

Cracks don't always indicate serious problems, but our RICS chartered surveyors carefully assess all structural movement during property surveys. South London's clay soil can cause ground movement, particularly during dry summers. Our experienced surveyors distinguish between:

• Historic Settlement: Old cracks that have stabilized (common in Victorian properties)
• Ongoing Movement: Fresh cracks indicating active subsidence
• Thermal Movement: Seasonal expansion and contraction (usually not serious)

Subsidence repairs can cost £10,000-£50,000 depending on severity. Our chartered building surveyors provide detailed analysis in RICS Level 3 surveys, recommending monitoring periods or immediate action as appropriate.

4. Electrical Installation Issues

Outdated electrical wiring is extremely common in older South London properties. Our surveyors identify electrical concerns including:

• Old rubber or fabric insulated wiring (pre-1970s)
• Insufficient electrical sockets
• Missing RCD protection
• DIY electrical work without proper certification
• Overloaded circuits

Our team of surveyors recommends professional electrical inspections when installations appear outdated. Complete rewiring typically costs £3,000-£6,000 for properties across South East London.

5. Window and Door Problems

Window defects are identified in approximately 70% of the building surveys our chartered surveyors conduct in South London. Common issues include:

• Rotten timber frames (especially in Victorian sash windows)
• Failed double glazing seals causing misting
• Inadequate draught-proofing
• Poor-quality replacement windows
• Damaged or missing window sills

Window replacement costs vary dramatically. Individual sash window restoration might cost £800-£1,200, while complete window replacement for a three-bedroom terraced house in Greenwich could exceed £8,000.

6. Drainage and Plumbing Defects

Underground drainage issues aren't always visible, but our experienced surveyors look for telltale signs during property surveys across South East London:

• Cracked or broken drain pipes
• Tree root ingress into drainage
• Poor drainage falls causing blockages
• Shared drains with unclear responsibility
• Lead water pipes requiring replacement

CCTV drain surveys cost £200-400 and our chartered surveyors often recommend these for older South London properties. Major drainage repairs can cost £2,000-£10,000 depending on the extent of damage.

7. Timber Decay and Infestation

Victorian properties across Greenwich and Lewisham are susceptible to timber problems. Our building surveyors look for:

• Woodworm: Beetle infestation leaving small holes in timber
• Wet Rot: Timber decay where moisture is present
• Dry Rot: Serious fungal decay requiring specialist treatment

Treatment costs range from £500 for localized woodworm treatment to £5,000+ for extensive dry rot eradication in South London properties.

8. Poor or Inappropriate Alterations

Our RICS surveyors frequently identify DIY alterations that don't comply with building regulations. Common issues include:

• Removed internal walls without proper support
• Loft conversions lacking building control approval
• Unauthorized rear extensions
• Inadequate insulation or ventilation

These defects can affect property sales and insurance. Our experienced surveyors recommend obtaining retrospective building control certificates or rectifying works, which can cost £1,000-£15,000 depending on the alteration type.

9. Inadequate Insulation

With rising energy costs, our chartered surveyors increasingly highlight poor insulation in South East London properties. Issues include:

• Missing or insufficient loft insulation
• Solid walls without insulation
• Single glazed windows
• Uninsulated floors

While not always structural concerns, these impact running costs significantly. Improvement costs range from £300 for DIY loft insulation to £8,000+ for external wall insulation on Victorian terraces.

10. Chimney and Flue Issues

Period properties throughout South London often have chimney problems. Our building surveyors commonly find:

• Leaning or unstable chimney stacks
• Missing or damaged chimney pots
• Deteriorated pointing and brickwork
• Removed chimney breasts causing structural concerns
• Unsealed flues causing draughts and heat loss

Chimney repairs cost £500-£3,000 typically, though complete rebuilding can exceed £5,000 for properties in Greenwich and South East London.

Understanding Your Survey Report

When our chartered surveyors identify these defects during property surveys, the detailed report explains:

• The nature and severity of each defect
• Potential causes and implications
• Recommended actions and timescales
• Approximate repair costs
• Whether specialist investigations are needed

Remember, finding defects doesn't necessarily mean you shouldn't purchase the property. Our experienced surveyors in South London help you understand which issues are serious and which are normal for properties of that age and type.

How to Use This Information

If you're buying a property in South East London:

1. Always instruct an independent RICS chartered surveyor
2. Choose the appropriate survey level (Level 2 or Level 3)
3. Budget for potential repairs identified
4. Use the survey report to negotiate with sellers
5. Obtain specialist reports if recommended
6. Plan a realistic timeline for addressing defects

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