Independent building surveyors based in Balham, South London. We deliver honest, plain-English RICS surveys — so you can buy or sell with complete peace of mind.
Tell us about your property and we'll be in touch within 2 hours.
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Buying a home is probably the biggest purchase you'll ever make. So it makes sense to get a professional survey done first — one that gives you a clear picture of what you're really buying. That's exactly what we do at Balham Surveyors.
We're a team of experienced surveyors based in Balham, serving property buyers and sellers across South London and the surrounding areas. Whether you need a RICS Level 2 home survey, a full Level 3 building survey, a party wall agreement, or an independent property valuation — we've got you covered.
Our surveyors are accredited by the Royal Institution of Chartered Surveyors (RICS), the Chartered Institute of Building (CIOB), and the Residential Property Surveyors Association (RPSA). That means you get surveying services that are independently regulated and held to the highest professional standards.
From a simple condition report to a full structural survey, our RICS building surveyors deliver clear, detailed reports you can act on.
Our most popular service for modern and well-maintained properties. The RICS Level 2 home survey (formerly the RICS Homebuyer Report) gives you a clear picture of the property's condition, using a traffic-light rating system that's easy to understand.
From £395The most comprehensive survey available — a full structural survey ideal for older, larger or non-standard properties. Our Level 3 building survey gives you an in-depth analysis of the condition of the building, including hidden defects and cost estimates for repairs.
From £595Planning building work near a shared wall? Or has your neighbour served you notice? Our experienced surveyors handle all aspects of party wall matters under the Party Wall etc. Act 1996, including party wall agreements and awards.
From £495Need an independent valuation for probate, matrimonial, Help to Buy or shared ownership? Our RICS-registered valuers provide RICS Red Book valuations you can rely on — and take to court if needed.
From £350The RICS Level 1 condition report is our entry-level survey — perfect for new-build properties or straightforward homes in good condition. It's a concise snapshot of the property's condition and any urgent concerns.
From £275Buying a leasehold flat? Our residential building surveys for leasehold properties cover everything from the condition of the building fabric to service charge considerations — giving you complete confidence before you exchange contracts.
From £375We've made the process as straightforward as possible. Here's how to get your survey underway.
Fill in our quick contact form or call us. Tell us the property type, age and postcode and we'll advise which survey is right for you.
We'll send you a clear, fixed-price quote — no hidden fees. Most quotes are turned around within 2 working hours.
Your surveyor visits the property, typically spending 2–4 hours on site carrying out a thorough inspection using specialist equipment.
Receive your detailed, plain-English report within 5–7 working days. Your surveyor is always on hand to talk you through the findings.
Not sure which survey is right for you? Here's a quick comparison of our three main RICS survey levels.
The lightest-touch RICS survey. It uses a simple traffic-light system (1 = no repair needed, 2 = repairs/further investigation, 3 = urgent work) to flag the overall condition of the property. Ideal for new-build homes or straightforward, well-maintained properties.
Our most popular survey — previously known as the RICS Homebuyer Report. The RICS Level 2 home survey gives a detailed assessment of the property's condition and highlights defects that may affect its value. It also includes advice on repairs and ongoing maintenance.
The most thorough survey available — often called a full structural survey. The RICS Level 3 building survey is a comprehensive analysis of the condition of the building, including all accessible areas. It includes cost estimates for any significant repairs.
We know Balham and the surrounding areas inside out — from the Victorian terraces off Balham High Road to the Edwardian semis near Wandsworth Common. That local insight makes our surveys better.
Jargon gets in the way of understanding. Our reports are written in plain English so you know exactly what needs attention, what it could cost, and what to do next.
We work for you — not the estate agent, not the lender. As independent surveyors, our only loyalty is to giving you an accurate, unbiased picture of the property you're buying.
After you receive your report, your surveyor is available by phone or email to walk you through the findings, answer your questions and help you decide on next steps.
We know how stressful buying a property can be. We aim to carry out your survey within 5 working days of instruction and deliver your report within 5–7 working days of the inspection.
No nasty surprises. We give you a clear, fixed fee upfront. And if a survey helps you negotiate a price reduction — as it often does — the cost quickly pays for itself.
We've helped hundreds of homebuyers and sellers across South London. Here's what some of them had to say.
"We were buying an Edwardian terrace in Balham and were a bit nervous about what a survey might turn up. James was brilliant — thorough, professional, and the report was really clear. It flagged some damp issues we'd missed, and we used it to negotiate £8,000 off the asking price. Absolute peace of mind."
"I needed a party wall surveyor at short notice when my neighbour started a loft conversion. Sarah dealt with everything quickly and professionally, and kept me informed throughout. I can't recommend Balham Surveyors enough — they really know their stuff."
"As a first-time buyer, the whole process felt overwhelming. Robert explained every step in plain English and the report was easy to understand — no jargon at all. He even called me afterwards to go through the key points. I genuinely felt like he was on my side. 10/10."
"The Level 3 building survey on our 1890s property was incredibly detailed. It identified structural movement we weren't aware of and gave us clear cost estimates. The report was in our inbox within 6 days. Really impressed with the whole service."
"We've used Balham Surveyors twice now — first for a homebuyer survey and then for a party wall matter when we built an extension. Both times the service has been exceptional. Fast, professional and great value. They'll always be our first call."
"I instructed Balham Surveyors for an independent RICS valuation for a shared ownership purchase. The report was thorough, arrived quickly, and was accepted by the housing association without any issues. Friendly, efficient and competitively priced."
In 2024, a couple came to us after falling in love with a 1920s end-of-terrace in central Balham. The estate agent's particulars described it as "well maintained" and the asking price was £625,000.
Our Level 3 building survey told a different story. We found significant movement in the front bay, evidence of historic subsidence, failing lead valley gutters, and rising damp in two ground-floor rooms. Our report included cost estimates totalling approximately £22,000 for remediation work.
Armed with the report, our clients went back to the vendor and successfully negotiated the price down to £603,000 — saving them more than 35 times the cost of the survey. They moved in three months later.
"It was the best money we ever spent," they told us. It usually is.
Book Your SurveyBased on Balham High Road, we're perfectly placed to serve property buyers and sellers across South London and beyond.
Our team of surveyors is based in central Balham and covers a wide range of services across South West London. Whether your property is in Balham itself, nearby Tooting Bec, Wandsworth Common, or further afield in Wimbledon or Brixton, we can help.
The main difference is depth and detail. The RICS Level 2 home survey (previously called the Homebuyer Report) gives you a thorough but relatively concise overview of the property's condition using traffic-light ratings. It's suitable for most properties built after about 1900 that are in reasonable condition.
The RICS Level 3 building survey — often called a full structural survey — goes much further. It covers all accessible parts of the building, describes defects in detail, explains their causes, and provides cost estimates for repairs. It's the right choice for older, larger or unusual properties, or for properties where you have specific concerns.
Yes — and this is a really important point. A mortgage lender's valuation is carried out purely to protect the lender's interests. It's not a survey. It won't tell you about the condition of the property, what repairs might be needed, or what anything is likely to cost.
An independent building survey from Balham Surveyors is carried out specifically to protect your interests. It gives you the full picture of what you're buying — before you're legally committed to it.
The on-site inspection typically takes between 2 and 4 hours, depending on the size and condition of the property. For a Level 3 building survey on a larger Victorian or Edwardian home, it can take longer.
After the inspection, your surveyor will write up the report. We aim to deliver most reports within 5–7 working days of the inspection date, though we can sometimes accommodate faster turnarounds if your situation is time-sensitive.
If you're planning certain types of building work — such as a loft conversion, rear extension, or digging new foundations — and that work is close to or affects a shared (party) wall, you'll need to notify your neighbour under the Party Wall etc. Act 1996.
If your neighbour consents, the matter is straightforward. If they dissent — or don't respond within 14 days — a party wall surveyor needs to be appointed. Our experienced surveyors handle all aspects of party wall matters, including serving notices, preparing party wall agreements and acting as agreed surveyor for both parties.
Absolutely — this is one of the most tangible benefits of getting a survey. If the survey identifies defects or issues that weren't evident from the estate agent's particulars, you have solid, professional evidence to go back to the vendor and renegotiate the price.
In our experience, buyers who get a survey frequently save a multiple of its cost through price negotiation. Even if the survey comes back completely clear, the peace of mind that gives you is priceless.
Yes. All of our surveyors are accredited members of one or more of the leading professional bodies: the Royal Institution of Chartered Surveyors (RICS), the Chartered Institute of Building (CIOB), and/or the Residential Property Surveyors Association (RPSA).
This means they are bound by strict professional standards, codes of ethics and continuing professional development requirements. You can verify any of our surveyors' credentials directly with RICS at rics.org.
Practical advice from our surveyors in Balham to help you make better property decisions.
Buying Advice
Buying your first home in South London is exciting — but it can also feel overwhelming. This plain-English guide tells you exactly which survey you need and why.
Read more
Party Wall
Planning an extension or loft conversion? Here's what the Party Wall etc. Act 1996 means for you — and what happens if your neighbour doesn't agree.
Read more
Defects
From cracked lintels to penetrating damp, here are the issues our surveyors find most often in Balham's Victorian and Edwardian housing stock — and what to do about them.
Read moreGet in touch today for a free, no-obligation quote. Our RICS surveyors are ready to help.
We usually respond within 2 working hours.
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