RICS Level 2 Survey in All Cannings

Our RICS Level 2 surveys provide a comprehensive visual inspection of all accessible areas of a property. We examine the condition of the roof, walls, floors, windows, doors, and foundations, identifying any defects or areas of concern that may require attention. The survey includes an assessment of the property's overall condition and highlights any issues that could affect its value or require future maintenance investment. Our report format follows RICS guidelines precisely, ensuring you receive consistent, professional documentation.

In All Cannings, where many properties feature traditional construction methods including solid walls, timber frames, and original damp-proof courses, our surveyors pay particular attention to common issues found in older Wiltshire homes. We check for signs of dampness, which is frequently encountered in solid-walled properties built before modern building regulations, and assess the condition of roofing materials, particularly on historic properties with clay tiles or thatch. Our inspectors understand that many cottages in the village were constructed using local materials including sarsen stone and Bath stone, each with their own specific maintenance requirements.

The report includes clear ratings for each area inspected - Condition Rating 1 (no repair needed), Condition Rating 2 (defects requiring attention), and Condition Rating 3 (serious defects requiring urgent attention). This straightforward system helps you understand exactly what to expect and plan accordingly for any remedial work. Each section of the report includes our professional opinion on the defect, likely cause, and recommended action, giving you practical information to negotiate with sellers or budget for repairs.

Following the visual inspection, we provide an optional market valuation and insurance reinstatement figure if required by your mortgage lender. This valuation draws on our knowledge of the local All Cannings and Wiltshire property market, including recent sales data and current market conditions affecting properties in the SN10 area.

• Roof structure and covering
• Wall construction and condition
• Damp proofing and moisture
• Windows, doors, and joinery
• Plumbing and electrical visible elements
• Floor structures and surfaces
• Outbuildings and boundaries
• Energy performance overview

All Cannings presents unique surveying challenges due to its geology and historic building stock. The village sits partly on the Marlborough Downs with chalk deposits and areas of clay-with-flints, creating potential for shrink-swell subsidence. This geological condition occurs when clay soils expand and contract with moisture changes, which can affect foundations, particularly during prolonged dry periods or where large trees are present near properties. Our surveyors are trained to identify the signs of this type of ground movement, including crack patterns in walls and misaligned door frames.

The village's location in the Vale of Pewsey means properties can also be susceptible to groundwater flooding, with the Moor Brook flowing through the area. Surface water flooding represents another concern, especially after heavy rainfall when drainage systems become overwhelmed. According to groundwater emergence maps for the area, certain locations in All Cannings may experience water emerging at the surface during periods of high water table. Our surveyors inspect properties with these environmental risks in mind, checking for signs of previous water ingress, drainage conditions, and flood resilience measures.

Properties in All Cannings Conservation Area, which covers much of the historic village centre, are subject to additional planning controls. The area boasts numerous Listed Buildings including the Grade II* Church of All Saints, The Old Rectory, Rustic Farmhouse, and Cliff Farmhouse. If you are considering a listed property, our surveyors will note any specific concerns and may recommend a more detailed RICS Level 3 Building Survey given the specialist nature of historic building maintenance.

The older properties in All Cannings often feature traditional construction that differs significantly from modern building standards. Many cottages have solid brick or stone walls without cavity insulation, original timber-framed structures, and damp-proof courses that may have failed over decades of use. Understanding these construction methods is essential for accurate assessment, and our local surveyors bring this knowledge to every inspection.

• Clay subsoil subsidence risk
• Groundwater flooding potential
• Surface water drainage issues
• Conservation Area restrictions
• Listed Building considerations
• Traditional construction methods
• Thatched roof condition
• Timber frame deterioration

Our experience surveying properties throughout All Cannings and Wiltshire means we know exactly what to look for in the local housing stock. Older properties in the village frequently show signs of damp penetration through solid walls, particularly where original damp-proof courses have failed or been bridged by external ground levels. This is especially common in cottages built with traditional brick or stone walls that were not designed with modern damp-proofing in mind. We often find penetrating damp in properties where gutter systems have deteriorated or where external ground levels have risen over time, bridging the damp-proof course.

Roof conditions represent another significant area of concern. Many historic properties retain original clay tiles, which can become brittle and prone to cracking over time. We often find issues with ridge mortar deterioration, damaged flashings, and inadequate insulation in older roofs. Properties that have had roof replacements with heavier modern tiles may show signs of structural stress on original rafters that were designed for lighter materials. Thatched roofs, while beautiful, require specialist knowledge to assess properly, and we will note any concerns about thatch condition in our report.

Electrical systems in older All Cannings properties frequently require attention. Rewiring was not standard practice in properties built before the 1970s, and many homes still contain original wiring that would not meet current electrical safety regulations. Similarly, plumbing systems may feature old lead or galvanised steel pipes that have corroded over decades of use. We visually inspect accessible electrical and plumbing elements and note any concerns that should be investigated by qualified electricians or plumbers before completion.

Structural movement, while not always serious, is encountered in properties across the village. The local clay geology means foundations can be affected by shrink-swell ground movement, particularly during dry spells or where trees are located close to buildings. Our surveyors assess walls, floors, and door frames for signs of movement, measuring any cracks and providing professional interpretation of their significance. We understand which crack patterns indicate minor settlement versus more serious structural concerns requiring further investigation.

• Rising and penetrating damp
• Roof tile damage and leaks
• Structural crack movement
• Outdated electrical wiring
• Corroded plumbing systems
• Timber rot and woodworm
• Inadequate insulation
• Drainage and gutter defects