RICS Level 2 Survey Andover

A RICS Level 2 Survey provides a comprehensive visual inspection of the property's accessible areas, assessing the overall condition and identifying any defects that are either present now or likely to become problems in the future. Our inspectors examine the roof structure, walls, floors, doors, windows, damp proofing, and insulation, giving you a clear red, amber, or green rating for each major element of the property. This traffic light system makes it easy to understand which issues require urgent attention and which are less critical.

In Andover's housing market, where properties range from historic town centre buildings to newer developments at Augusta Park and Andover Down, this survey type is particularly valuable. We understand the construction methods common to each era - from solid brick walls in pre-1919 properties to cavity wall construction in post-war homes and modern thermally efficient builds from developers like Barratt Homes, David Wilson Homes, and Persimmon Homes. Our team has inspected hundreds of properties across the town, giving us intimate knowledge of how different construction types perform in the local climate and ground conditions.

The survey also includes a market value assessment and reinstatement cost for insurance purposes, which is essential for mortgage requirements. For properties in Andover's conservation areas or listed buildings, we will flag where a more detailed RICS Level 3 Building Survey may be more appropriate due to the complex historic construction and potential for hidden defects. Our surveyors are familiar with the Andover Town Centre Conservation Area and the requirements for maintaining historic properties in the area.

One of the key benefits of the RICS Level 2 Survey is that it provides you with professional advice on any defects found, including recommendations for further investigation or remedial work. Whether you are buying a new build at Picket Piece from Barratt Homes or a period property in the town centre, our detailed reports help you understand exactly what you are purchasing and give you the information needed to negotiate with sellers if significant issues are identified.

• Roof structure and covering
• Walls, floors, and ceilings
• Damp proofing and dampness
• Windows, doors, and joinery
• Timber elements and rot
• Electrical and gas services (visual inspection only)
• Exterior joinery and finishes
• Boundary walls and outbuildings

Our experience surveying properties across Andover and Test Valley means we know what to look for in the local housing stock. Older properties, particularly those built before 1919 in the town centre, often suffer from damp issues due to the age of the original damp proof courses or the absence of one altogether. Rising damp and penetrating damp are frequently identified in period properties, especially where external ground levels have risen over time or where gutters and downpipes require maintenance. Our inspectors use damp meters during the survey to take readings where appropriate and assess whether existing damp proof courses are functioning effectively.

Roof conditions are another common finding in Andover surveys. Older tiled roofs on Victorian and Edwardian properties may show signs of wear, including slipped tiles, degraded pointing, or damaged leadwork. Properties with flat roof extensions, common in mid-century and later additions, often require attention due to the limited lifespan of flat roofing materials. Our surveyors inspect roof spaces where accessible, examining timber rafters, felt, and insulation for signs of defects or deterioration. We have found that many properties in the SP10 and SP11 postcode areas have roofs that are approaching the end of their expected lifespan.

Given the local geology in the Andover area, which primarily features chalk bedrock with pockets of clay-with-flints in some locations, we pay particular attention to potential subsidence and heave risks. While chalk generally presents a low shrink-swell risk, areas with clay-rich superficial deposits near trees can experience ground movement that affects foundations. Properties on made ground or with inadequate foundations may show signs of movement, and our surveyors will assess whether any visible cracks indicate structural concerns. This is particularly relevant for properties built on the outskirts of town where development has occurred on previously agricultural land.

The flood risk in Andover also requires specific attention during surveys. The River Anton, which runs through the town, can cause fluvial flooding in low-lying areas adjacent to the river. Surface water flooding is also a concern, especially in urbanised areas where heavy rainfall can overwhelm drainage systems. Some areas are also susceptible to groundwater flooding due to the chalk geology. Our surveyors note any signs of previous flooding or water damage and assess the effectiveness of existing drainage systems around the property.

• Rising damp and penetrating damp
• Roof tile damage and deterioration
• Subsidence or foundation movement
• Outdated electrical wiring
• Timber defects including rot and woodworm
• Drainage and guttering issues
• Window and door operational problems
• Insulation deficiencies

Understanding the construction methods used in Andover properties helps our surveyors identify potential issues more effectively. The town's housing stock spans several distinct periods, each with characteristic construction features. Pre-1919 properties in the town centre typically feature solid brick walls, often with timber floors and pitched slate or clay tile roofs. These solid walls, while durable, lack cavity insulation and may have outdated damp proof courses that allow moisture to penetrate.

Inter-war properties built between 1919 and 1945 began to introduce cavity wall construction in some cases, though solid brick remained common. These properties often feature timber windows, decorative render details, and roofs using machine-made tiles. Post-war construction from 1945 to 1980 brought cavity wall construction as standard, with concrete tile roofs and increased use of concrete floors. Some non-traditional construction methods were used in specific housing estates during this period, which our surveyors are trained to identify.

Modern properties built since 1980, including new builds at developments like Picket Piece, Andover Down, and Augusta Park, use contemporary cavity wall systems with brick outer leaves, block inner leaves, and integrated insulation. These properties typically feature uPVC windows, timber roof trusses, and modern heating systems. While generally in good condition, new builds can still have defects related to workmanship or design that a RICS Level 2 Survey will identify.

Andover's property market offers a diverse range of properties, from historic town centre buildings with character to modern family homes in new developments. Our RICS Level 2 surveys are tailored to this variety, with surveyors who understand the specific construction methods and potential issues associated with each property type in the area. With an average house price of £334,705 and property values ranging from around £165,000 for flats to over £485,000 for detached homes, a survey represents a small investment that can save you significant money and stress. The cost of a survey, typically between £450 and £800 depending on property size, is minor compared to the potential cost of unexpected repairs.

The town benefits from excellent transport links, including the A303, A34, and Andover railway station, making it popular with commuters to Southampton, Basingstoke, and Winchester. This demand, combined with the presence of major employers like the Ministry of Defence at MOD Andover, Stannah Lifts, Simplyhealth, and various logistics companies, creates an active housing market where detailed property information is essential for buyers. The stability provided by these employers helps maintain property values but also means buyers need thorough surveys to ensure they are making sound investments.

Our surveyors are familiar with the various housing estates developed throughout Andover's history, from the inter-war properties in certain areas to the post-war expansion zones and the more recent new builds at Augusta Park and Andover Down. This local knowledge enables us to identify issues that are common to specific developments or construction periods, providing you with insights that a generic survey report cannot offer. We know which developments have had particular issues with construction quality and which areas are more prone to environmental concerns like flooding or ground movement.