In Barkingside (IG6) the split is 28% flats to 71% houses over 7,159 households, and the stock is inter-war.
Because 26% of Barkingside is privately rented and 10% socially rented, a lot of IG6 work is agreed with a landlord or managing agent rather than the person opening the door.
Barkingside substrates run to some of it dry-lined during a later refurbishment — and solid London stock brick, which is why London Borough of Redbridge kerb rules get settled before the van is loaded. Nothing is drilled until the wall has been sounded, because Barkingside gives us fixings landing in soft lime mortar joints instead of the brick body, where 63% owner-occupation means the same home is booked again rather than a new tenant each year is the mistake that costs a IG6 customer twice.
Barkingside is outside the Congestion Charge zone but inside ULEZ; our vehicles are compliant, so nothing is added for it. What shapes the job more is the neighbourhood itself — fullwell Cross library and swimming pool, a busy high street and 1930s housing — which is why a IG6 quote is not a Redbridge average.
Getting to the door matters as much as the job: driveways throughout; the high street has short bays and heavy bus traffic. Barkingside (Central) is the nearest station, and two movers as standard, three where a Victorian stair turn, a heavy item or a tight completion-day schedule makes the extra pair of hands worth the hourly cost.