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    <lastmod>2026-05-07</lastmod>
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      <image:title>News - Charlie Crocker on This Is Surveying: Valuations, Brazil and The Realities of Running a Firm</image:title>
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      <image:title>News - What to Look for When Viewing a London Home: Expert Tips from a Chartered Surveyor</image:title>
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      <image:title>News - What to Look for When Viewing a London Home: Expert Tips from a Chartered Surveyor - 3. Structural Movement: Not All Cracks Are “Character” London sits on clay soil that shrinks when dry and swells when wet. This means many houses spend their lives shifting slightly and occasionally groaning about it. Red flags: Cracks wider than a pound coin Cracks near windows or door frames Sloping floors Doors or windows that jam or swing like a haunted mansion Hairline cracks can be cosmetic. Long diagonal ones deserve attention from someone with a clipboard.</image:title>
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      <image:title>News - What to Look for When Viewing a London Home: Expert Tips from a Chartered Surveyor - 6. Timber Decay and Woodworm: A Tiny Pest With Big Energy Timber in damp or unventilated areas can rot over time. Woodworm might be small but it is persistent.</image:title>
      <image:caption>What to watch for: Soft timbers Tiny holes in beams or frames Sash windows that look like they are slowly disintegrating A surveyor can confirm whether it is historic or active.</image:caption>
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      <image:title>News - What to Look for When Viewing a London Home: Expert Tips from a Chartered Surveyor - 9. DIY Disasters: When Alterations Go Rogue London homes are often extended or tweaked. Not all renovations are approved or well executed.</image:title>
      <image:caption>Common problems include: Extensions without building control sign-off Loft conversions done on trust and optimism Poor quality workmanship Flat roofs built with materials nearing the end of their life Always ask for paperwork. Always.</image:caption>
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    <lastmod>2026-02-13</lastmod>
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      <image:title>News - Matrimonial Property Valuations: What You Need to Know&amp;nbsp; - Make it stand out</image:title>
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      <image:title>News - Matrimonial Property Valuations: What You Need to Know&amp;nbsp;</image:title>
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    <loc>https://www.terracottaproperty.com/blog/most-common-kinds-of-damp</loc>
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    <lastmod>2026-02-18</lastmod>
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      <image:title>News - What signs of damp should you be worried about?</image:title>
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    <loc>https://www.terracottaproperty.com/blog/is-croydon-the-best-place-to-invest-in-2026</loc>
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    <lastmod>2025-12-11</lastmod>
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      <image:title>News - Is Croydon the Best Place to Invest in Property in 2026? - Make it stand out</image:title>
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      <image:title>News - Is Croydon the Best Place to Invest in Property in 2026? - Make it stand out</image:title>
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    <lastmod>2025-12-08</lastmod>
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    <lastmod>2025-12-08</lastmod>
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      <image:title>News - Neighbourhood Experts: Navigating the Evolving SE1 Market in 2025 - Make it stand out</image:title>
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    <loc>https://www.terracottaproperty.com/blog/transforming-surplus-property-into-opportunity</loc>
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    <lastmod>2025-12-08</lastmod>
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      <image:title>News - Unlocking Value: Aiding Croydon Council in Transforming Surplus Property into Opportunity - Make it stand out</image:title>
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      <image:title>News - Unlocking Value: Aiding Croydon Council in Transforming Surplus Property into Opportunity - Make it stand out</image:title>
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    <loc>https://www.terracottaproperty.com/blog/pre-acquisition-survey-at-plumstead-power-station</loc>
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    <lastmod>2025-12-08</lastmod>
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      <image:title>News - Terracotta Completes Pre-acquisition Survey at Plumstead Power Station - Make it stand out</image:title>
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      <image:title>News - Terracotta Completes Pre-acquisition Survey at Plumstead Power Station - Plumstead Power Station interior showing industrial space for building survey assessment</image:title>
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      <image:title>News - Terracotta Completes Pre-acquisition Survey at Plumstead Power Station - Grade II listed Plumstead Power Station exterior with Victorian industrial architecture</image:title>
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      <image:title>News - Terracotta Completes Pre-acquisition Survey at Plumstead Power Station - Empty industrial corridor at Plumstead Power Station heritage building survey</image:title>
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      <image:title>News - Terracotta Completes Pre-acquisition Survey at Plumstead Power Station - Historic power station warehouse interior pre-acquisition condition assessment</image:title>
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      <image:title>News - Terracotta Completes Pre-acquisition Survey at Plumstead Power Station - Industrial warehouse space with arched windows at listed Plumstead Power Station</image:title>
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      <image:title>News - Terracotta Completes Pre-acquisition Survey at Plumstead Power Station - Original tiled walls and industrial ceiling in Grade II listed power station building</image:title>
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    <lastmod>2025-12-08</lastmod>
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      <image:title>News - Non-standard construction types: what you should know</image:title>
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      <image:title>News - Non-standard construction types: what you should know</image:title>
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      <image:title>News - Non-standard construction types: what you should know</image:title>
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      <image:title>News - Non-standard construction types: what you should know - BISF steel frame attic with insulation, non-standard construction survey</image:title>
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      <image:title>News - Non-standard construction types: what you should know - BISF steel-framed house under construction showing structural framework</image:title>
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    <loc>https://www.terracottaproperty.com/blog/adaptation-is-key-for-the-survival-of-londons-secondary-retail-parades</loc>
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    <priority>0.5</priority>
    <lastmod>2025-12-08</lastmod>
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      <image:title>News - Adaptation is key for the survival of London’s secondary retail parades - Make it stand out</image:title>
      <image:caption>Southwark Park Road, SE16</image:caption>
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    <loc>https://www.terracottaproperty.com/blog/terracotta-expand-independent-monitoring-services</loc>
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    <lastmod>2025-12-08</lastmod>
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      <image:title>News - Terracotta expand Independent Monitoring Services - Make it stand out</image:title>
      <image:caption>Our latest project for Mint finance involving this development site in Kent</image:caption>
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    <loc>https://www.terracottaproperty.com/blog/london-vs-french-riviera-construction-challenges</loc>
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    <lastmod>2025-12-08</lastmod>
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      <image:title>News - Permis de Construire or Permis de Pull-Your-Hair-Out? Navigating the Riviera vs. London’s construction scene</image:title>
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      <image:title>News - Permis de Construire or Permis de Pull-Your-Hair-Out? Navigating the Riviera vs. London’s construction scene - Make it stand out</image:title>
      <image:caption>Ramatuelle, South-eastern France</image:caption>
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      <image:title>News - Permis de Construire or Permis de Pull-Your-Hair-Out? Navigating the Riviera vs. London’s construction scene - Make it stand out</image:title>
      <image:caption>Harrison Perske - Graduate Building Surveyor</image:caption>
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    <loc>https://www.terracottaproperty.com/blog/hmo-conversion-financial-guide</loc>
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    <lastmod>2025-12-08</lastmod>
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      <image:title>News - From Single Let to Shared Living: The Financial Case for HMOs</image:title>
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      <image:title>News - From Single Let to Shared Living: The Financial Case for HMOs - Make it stand out</image:title>
      <image:caption>Conversion from single let to HMO - Example floor plan</image:caption>
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      <image:title>News - From Single Let to Shared Living: The Financial Case for HMOs - Map of London highlighting Sutton borough for HMO property investment opportunities</image:title>
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      <image:title>News - From Single Let to Shared Living: The Financial Case for HMOs - Aerial view of residential streets in Sutton showing Victorian housing stock density</image:title>
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    <loc>https://www.terracottaproperty.com/blog/surveyors-guide-london-lunch-spots</loc>
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    <lastmod>2025-12-08</lastmod>
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      <image:title>News - A Surveyor’s Guide to Eating on the Road</image:title>
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      <image:title>News - A Surveyor’s Guide to Eating on the Road - Make it stand out</image:title>
      <image:caption>27 Camberwell Church Street, SE5 Why? Because the falafel wrap is excellent and ONLY £5.00. Seriously good stuff. In the current climate, this is what it’s all about.</image:caption>
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      <image:title>News - A Surveyor’s Guide to Eating on the Road - Make it stand out</image:title>
      <image:caption>27 Craven Park Road, Harlesden NW10 Why? Because the wrap in a roti is unique to this tiny island and these guys do it well. Warning. Messy on the move. To be eaten outside the car.</image:caption>
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      <image:title>News - A Surveyor’s Guide to Eating on the Road - Make it stand out</image:title>
      <image:caption>337 Lillie Road, Fulham SW6 Why? Because this little joint draws a crowd. The burritos should come with a warning though. You will need a snooze when your work is done.</image:caption>
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      <image:loc>https://images.squarespace-cdn.com/content/v1/606ad10766fbf4151590650a/fc793579-9c38-4bdd-93fb-edb5a4a163ea/Enfes-Ocakbasi-Enfield-Kabab-01.jpg</image:loc>
      <image:title>News - A Surveyor’s Guide to Eating on the Road - Make it stand out</image:title>
      <image:caption>224 Hertford Road, Enfield EN3 Why?.. are you in Enfield? It’s a surveyor’s life, and frankly Enfield is hot right now. These guys are bringing the heat and make a banging Kofta.</image:caption>
    </image:image>
    <image:image>
      <image:loc>https://images.squarespace-cdn.com/content/v1/606ad10766fbf4151590650a/577b28ef-19ba-46a2-8abc-bb96fc6ffe68/IMG_6419-1024x683.jpg</image:loc>
      <image:title>News - A Surveyor’s Guide to Eating on the Road - Make it stand out</image:title>
      <image:caption>56 Stoke Newington Church Street, N16 Why? This is a bit obvious my guy? But just hear us out. Order a salt beef bagel at the window and take in the vibe. And its a vibe.</image:caption>
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    <image:image>
      <image:loc>https://images.squarespace-cdn.com/content/v1/606ad10766fbf4151590650a/e66d7183-5f45-49f3-9826-219a2e099c68/LRC-PlaC-pict_17.jpg</image:loc>
      <image:title>News - A Surveyor’s Guide to Eating on the Road - Make it stand out</image:title>
      <image:caption>19 Cuba Street, Canary Wharf E14 Why? Every Wednesday they make a Milanese sandwich which will blow your mind. Build your week around it because they will not accommodate your demands for fried chicken any other day.</image:caption>
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    <image:image>
      <image:loc>https://images.squarespace-cdn.com/content/v1/606ad10766fbf4151590650a/0b8f5c32-0918-46c6-8c0e-3048a8449d35/2017-08-04.jpg</image:loc>
      <image:title>News - A Surveyor’s Guide to Eating on the Road - Make it stand out</image:title>
      <image:caption>59 Church Street, Edgeware NW8 Why? Get a lentil soup with some fresh flat bread. What the hey, get some grilled chicken over the coals. This sounds like a sit down. Well it is. Sometimes a surveyor needs to take a load off.</image:caption>
    </image:image>
    <image:image>
      <image:loc>https://images.squarespace-cdn.com/content/v1/606ad10766fbf4151590650a/2b3196a6-6ad5-4f0b-bfb6-127794ecb558/unnamed+%281%29.jpg</image:loc>
      <image:title>News - A Surveyor’s Guide to Eating on the Road - Make it stand out</image:title>
      <image:caption>242 Graham Road, Hackney E8 Why? Ermigad wow. Just wow.</image:caption>
    </image:image>
    <image:image>
      <image:loc>https://images.squarespace-cdn.com/content/v1/606ad10766fbf4151590650a/ccf9eccb-439f-4403-8c8f-578a407f4f74/Eating_Out_Grill_on_the_Hill_1500_300.jpeg</image:loc>
      <image:title>News - A Surveyor’s Guide to Eating on the Road - Make it stand out</image:title>
      <image:caption>7 Manor Parade, Stamford Hill N16 Why? Because you have to try the turkey wrap in lamb dripping. I am not making this up. They did. And they have elevated cuisine to new highs.</image:caption>
    </image:image>
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      <image:loc>https://images.squarespace-cdn.com/content/v1/606ad10766fbf4151590650a/88c4b933-d99f-4dca-a781-ad95e8ff9e04/Eating_Out_Yeamanes_Peckham_1500_300.jpeg</image:loc>
      <image:title>News - A Surveyor’s Guide to Eating on the Road - Make it stand out</image:title>
      <image:caption>Rye Lane, Peckham SE15 Why? Because this unassuming van churns out the best wraps in London. Period. They knead their own bread. You need this bread. Go for the spicy halloumi and falafel and let the Rye go by…</image:caption>
    </image:image>
    <image:image>
      <image:loc>https://images.squarespace-cdn.com/content/v1/606ad10766fbf4151590650a/cb3ab31a-df93-4b2e-a023-9533c032c646/Surveyors+guide+to+eating+on+the+road.jpg</image:loc>
      <image:title>News - A Surveyor’s Guide to Eating on the Road - Make it stand out</image:title>
      <image:caption>Whatever it is, the way you tell your story online can make all the difference.</image:caption>
    </image:image>
  </url>
  <url>
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      <image:title>News - Terracotta Agency Wins Croydon Council Disposal Contract - Aerial view of Croydon Council surplus property with car park and residential units</image:title>
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      <image:title>News - Terracotta Agency Wins Croydon Council Disposal Contract - Drone survey of council-owned site in Croydon showing property boundary</image:title>
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      <image:title>News - Terracotta Agency Wins Croydon Council Disposal Contract - Overhead view of residential development site with marked boundaries in Croydon</image:title>
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      <image:title>News - Terracotta Agency Wins Croydon Council Disposal Contract - Aerial property survey showing mixed-use site layout and parking areas</image:title>
      <image:caption />
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  <url>
    <loc>https://www.terracottaproperty.com/blog/understanding-party-wall-agreements-key-considerations-and-common-questions</loc>
    <changefreq>monthly</changefreq>
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    <lastmod>2025-12-08</lastmod>
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      <image:title>News - Understanding Party Wall Agreements: Key Considerations and Common Questions - Make it stand out</image:title>
      <image:caption>A timber garden fence does not constitute a Party Wall</image:caption>
    </image:image>
    <image:image>
      <image:loc>https://images.squarespace-cdn.com/content/v1/606ad10766fbf4151590650a/34124a81-a663-417c-8f38-75c5e1369c6a/COL_Rebuild_1.jpg</image:loc>
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      <image:caption>A recent client project which required 17 Party Wall Awards!</image:caption>
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  <url>
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    <lastmod>2025-12-08</lastmod>
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      <image:caption>Westfield development proposal</image:caption>
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      <image:caption>Saffron Square, Croydon</image:caption>
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    <loc>https://www.terracottaproperty.com/blog/hugh-innes-mrics-explores-differences-between-australian-and-uk-valuation-processes</loc>
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    <lastmod>2025-12-08</lastmod>
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      <image:caption>Brisbane CBD, South-east Queensland, Australia</image:caption>
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    <loc>https://www.terracottaproperty.com/blog/rics-publish-new-edition-of-the-global-red-book</loc>
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    <lastmod>2025-12-08</lastmod>
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    <lastmod>2025-12-08</lastmod>
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      <image:caption>Maidstone Buildings Mews – Borough SE1</image:caption>
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      <image:title>News - Buying a warehouse conversion – key considerations for prospective buyers - Warehouse loft conversion interior with high ceilings and open floor plan design</image:title>
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      <image:title>News - Buying a warehouse conversion – key considerations for prospective buyers - Converted warehouse building facade with original arched windows and brickwork</image:title>
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      <image:caption />
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    <loc>https://www.terracottaproperty.com/blog/terracottapropertywhitepaper/hmo</loc>
    <changefreq>monthly</changefreq>
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    <lastmod>2025-12-08</lastmod>
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      <image:caption>Whatever it is, the way you tell your story online can make all the difference.</image:caption>
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    <loc>https://www.terracottaproperty.com/blog/heritage-preservation</loc>
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    <lastmod>2025-12-11</lastmod>
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    <loc>https://www.terracottaproperty.com/blog/multidisciplinary-service</loc>
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    <lastmod>2025-12-08</lastmod>
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      <image:caption>Whatever it is, the way you tell your story online can make all the difference.</image:caption>
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  </url>
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    <loc>https://www.terracottaproperty.com/blog/terracotta-moves-hq-to-london-bridge-for-start-of-2024</loc>
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    <lastmod>2025-12-08</lastmod>
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      <image:caption>Whatever it is, the way you tell your story online can make all the difference.</image:caption>
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    <loc>https://www.terracottaproperty.com/blog/garden-flat-and-retail-refurbishment</loc>
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    <lastmod>2025-11-24</lastmod>
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    <lastmod>2025-12-08</lastmod>
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    <loc>https://www.terracottaproperty.com/blog/rob-joins-the-valuations-teams</loc>
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    <priority>0.5</priority>
    <lastmod>2025-12-08</lastmod>
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      <image:caption>Whatever it is, the way you tell your story online can make all the difference.</image:caption>
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    <loc>https://www.terracottaproperty.com/blog/celebrating-four-years-in-business</loc>
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    <priority>0.5</priority>
    <lastmod>2025-12-08</lastmod>
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    <lastmod>2025-12-08</lastmod>
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