RICS Level 2 Survey in Ashmore, Dorset

Ashmore village presents a distinctive property landscape shaped by its location within the Cranborne Chase Area of Outstanding Natural Beauty and its conservation area status. The village contains numerous period properties, many dating from before 1919, including the notable Grade II listed thatched cottage on Green Lane. This architectural heritage brings character and value to the area, but it also means that properties often exhibit the typical characteristics of older construction, including solid walls, traditional roofing materials and original building techniques that differ significantly from modern standards. The majority of homes in this village will fall into the pre-1919 or 1919-1945 age categories, meaning they were built before modern building regulations came into effect.

The predominant building materials in this part of Dorset include local stone, brick and thatch, with many properties featuring traditional lime mortar pointing rather than modern cement. These materials require specific knowledge to assess correctly, as they perform differently from contemporary construction. Our surveyors understand how thatch roofing behaves over time, recognising the signs of deterioration that might not be apparent to an untrained eye, and how stone walls interact with moisture in the local climate. We have inspected numerous properties with Purbeck stone and Portland stone construction, understanding how these materials weather in the Dorset environment and what repairs may be required.

Property prices in the wider Dorset market show considerable variation by type, with detached properties averaging £523,000, semi-detached homes at £338,000, terraced properties at £271,000 and flats at £173,000. This data from the Dorset property market indicates the range of properties available, many of which will require the detailed assessment that a RICS Level 2 survey provides. The slight overall decline of 1% in Dorset prices over the past year makes thorough surveying even more important for buyers seeking to ensure their investment is sound. In Ashmore specifically, properties tend towards the detached and cottage end of the spectrum, with few flats due to the village's rural character.

• Pre-1919 period properties
• Thatched and stone roofs
• Solid wall construction
• Listed buildings and conservation properties

Properties in Ashmore, like others across the Dorset countryside, exhibit certain recurring defects that our surveyors know to look for. Given the high proportion of older properties in the village, damp issues feature prominently in our findings. Rising damp affects properties with solid walls and inadequate damp proof courses, while penetrating damp results from weathered pointing, damaged flashings or degraded roof coverings. Condensation problems occur in properties with insufficient ventilation, particularly in converted spaces or those with modern double glazing fitted to older frames. The chalk geology of the area can also affect ground moisture levels, and properties on lower ground may be more susceptible to damp penetration.

Roof conditions demand particular attention in Ashmore due to the prevalence of traditional roofing materials. Thatched roofs, while visually attractive, require specialist assessment as they have specific maintenance requirements and limited lifespan compared to modern tiles. We inspect thatch for signs of slip, deterioration and the condition of ridge details. Slate and tile roofs commonly show slipped or broken coverings, degraded pointing to ridge tiles and deterioration of flashing details around chimneys and valleys. Our surveyors inspect roof spaces where accessible, examining timber rafters, sarking boards and any insulation present. We have seen many properties where inadequate ventilation in roof spaces has led to timber decay over time.

Timber defects represent another significant category of findings in traditional Dorset properties. Common furniture beetle (woodworm) affects structural timbers in many older homes, while wet and dry rot can develop in areas of persistent damp or inadequate ventilation. We examine all accessible timber elements, including floor joists, ceiling beams, roof timbers and window frames, noting any evidence of active infestation or decay that requires treatment. The presence of woodworm is particularly common in properties with unoccupied upper floors or poor ventilation in roof spaces.

Electrical and plumbing systems in period properties often require updating to meet current safety standards. Original wiring may be inadequate for modern usage demands, and consumer units frequently need replacement. Similarly, lead or galvanised steel water pipes, common in older homes, may be approaching the end of their serviceable life. Our survey includes a visual assessment of these building services, flagging any obvious safety concerns or systems that require professional inspection by qualified electricians or plumbers. We note the condition of consumer units, the type of wiring visible in accessible areas and any obvious deficiencies.

Solid wall properties in Ashmore typically lack modern cavity wall insulation, resulting in poorer thermal performance compared to newer construction. This can lead to higher heating costs and condensation issues, particularly in properties where modern windows have been fitted without adequate background ventilation. Our survey assesses the thermal efficiency of the property and notes any obvious insulation deficiencies. We also examine the condition of any existing insulation in roof spaces, as many older properties have inadequate loft insulation by current standards.

• Rising and penetrating damp
• Thatch and slate roof condition
• Timber decay and woodworm
• Outdated electrical systems
• Solid wall insulation issues
• Structural movement in period walls