RICS Level 2 Home Survey in Artington

The RICS Level 2 survey provides a thorough visual inspection of all accessible areas of your prospective property, identifying defects that may affect value or safety. Our inspectors examine the walls, roof, floors, doors, windows, and overall structural integrity of the building. In Artington, where many properties date from the Tudor period through to the 18th century, our surveyors pay particular attention to the construction methods typical of these eras, including timber-framed structures, Bargate stone masonry, and the evolution from timber to brick construction seen in homes like Treetops, a former farmhouse built around 1700.

The survey includes assessment of damp levels using moisture meters, identification of timber decay or beetle infestation, and evaluation of any subsidence or structural movement. Given Artington's position on the River Wey floodplain, we specifically check for signs of previous water damage, damp proofing adequacy, and the condition of basement or cellar areas. Our inspectors also examine the property's insulation and energy efficiency, providing valuable insight into potential renovation costs for period properties that may lack modern thermal performance. We have found that many of the older cottages in Artington, such as Artington Cottage and The Shieling, both Grade II listed, often require updates to meet modern energy efficiency standards while preserving their historic character.

Following the physical inspection, you will receive a clear, jargon-free report using a traffic light rating system. Properties rated amber or red require immediate attention or further specialist investigation. The report includes photographs, specific defect descriptions, and our recommendations for remedial work. For Artington's historic properties, many of which carry listed building status, we highlight any work that may require Listed Building Consent from Guildford Borough Council. Our experience shows that alterations carried out without proper consents can cause significant issues when owners come to sell, so we pay particular attention to identifying potential unauthorized work on listed properties.

The survey also includes a market valuation, insurance rebuild cost, and an Energy Performance Certificate rating. The valuation is particularly useful for mortgage purposes and helps you understand how the property compares to others in the Artington area. The insurance rebuild cost ensures you have adequate cover in the event of catastrophic damage, while the EPC rating gives you insight into the property's energy performance and potential heating costs.

• Structural walls and foundations
• Roof structure and covering
• Damp and timber condition
• Plumbing and electrical basics
• Windows, doors, and joinery
• Insulation and energy efficiency
• Market valuation
• Insurance rebuild cost
• EPC rating

Artington boasts an extraordinary collection of listed buildings, with Loseley House representing one of the finest Tudor manor houses in Surrey. Braboeuf Manor, Artington Manor Farm House, Treetops, Artington Cottage, Old Friars, and The Shieling all carry Grade II listing, meaning any alterations require careful consideration. Our surveyors understand the implications of listed building status and will flag any visible alterations that may have been carried out without the necessary consents, a crucial consideration given that many historic properties have undergone sympathetic or, occasionally, unsympathetic modifications over the centuries. We have found that properties like Braboeuf Manor, which was largely remodelled and rebuilt in timber with later stone walls added to the east front in the mid-19th century, often present complex histories that require careful interpretation during the survey process.

The area's geology, situated within the North Downs Area of Outstanding Natural Beauty along the Hog's Back escarpment, contributes to the local construction landscape. Ancient river gravels in the valley have yielded palaeolithic flints, indicating the long history of human habitation. Properties in Artington may encounter ground conditions typical of the Wealden Group geology, and our surveyors are trained to identify signs of movement or subsidence that could indicate underlying ground instability, though no specific mining activity has been recorded in the immediate area. The combination of clay subsoils and the proximity to the River Wey means we always pay close attention to drainage and potential shrink-swell movement in the ground beneath properties.

The shift from timber-framed to brick construction visible in Artington's housing stock, from the early timber buildings through to the 1700s brick-built properties, presents varied survey considerations. Timber-framed properties may show signs of movement as the structural timbers settle or respond to moisture changes, while brick buildings may exhibit weathering or salt efflorescence. Our chartered surveyors apply this local knowledge to every inspection, ensuring you receive accurate, relevant advice for your specific property type. We have found that properties like Artington Manor Farm House, which underwent reconstruction mostly during the 18th century, often display a mix of construction techniques that require experienced eyes to assess properly.

Based on our experience surveying properties throughout Artington and the surrounding Guildford area, we have identified several recurring defect patterns that buyers should be aware of. The high proportion of period properties means that damp is a common issue, particularly in properties with solid walls rather than cavity wall construction. Many of the older cottages and farmhouses in the area were built before modern damp proof courses were installed, and we frequently find rising damp and penetrating damp in properties that have not been recently treated. The proximity to the River Wey exacerbates this issue, as properties in the lower-lying areas near the river are particularly susceptible to moisture ingress.

Timber decay and beetle infestation are also frequently encountered in Artington's older properties. The timber-framed structures common in Tudor and Georgian properties are particularly vulnerable to woodworm and rot, especially where maintenance has been neglected or where moisture has been allowed to penetrate. Our surveyors use professional moisture meters and probes to assess the extent of any timber damage, identifying whether treatment or structural repairs are needed. We have found that properties like Old Friars, with their historic timber elements, often require specialist timber surveys if significant decay is suspected.

Structural movement, while not universal, is encountered in some Artington properties, particularly those built on clay soils that shrink and swell with seasonal moisture changes. The foundations of older properties may not meet modern standards, and movement can occur as the ground reacts to weather patterns. Our inspectors are trained to identify the signs of structural movement, including cracks in walls, sticking doors and windows, and uneven floors. While minor movement is often acceptable, significant or progressive movement requires further investigation by a structural engineer before proceeding with a purchase.

While Artington is predominantly known for its historic properties, the area has seen some new development in recent years. A modern residential development in River Wey Close features properties constructed in 2024, representing the newest additions to the local housing stock. These new build properties, while typically requiring less investigation than older homes, still benefit from a Level 2 survey to identify any snagging issues or construction defects that may not be immediately apparent to the untrained eye. We have surveyed new build properties throughout the Guildford area and understand the common issues that arise with modern construction methods.

New builds constructed by developers like David Wilson Homes in the Artington area should not be assumed to be problem-free. A Level 2 survey will check the quality of workmanship, verify that building regulations have been properly complied with, and identify any incomplete work or shortcuts taken during construction. For new builds approaching their second anniversary, checking for any outstanding NHBC or developer warranty claims is also advisable. We have found that even recently constructed properties can have defects ranging from minor cosmetic issues to more significant problems with insulation, damp proofing, or structural elements.

The two-bedroom semi-detached homes in River Wey Close, built in 2024, represent the type of modern property that benefits from our survey process. We check that windows and doors are properly installed, that insulation meets current building regulations, and that there are no visible defects in the construction. While the warranty period provides some protection, identifying issues before you complete the purchase gives you negotiating power with the developer and ensures you move into a property that meets acceptable standards.