RICS Level 2 Survey Ashwell, Hertfordshire

A RICS Level 2 Survey provides a thorough inspection of the property's visible and accessible elements, followed by a detailed report that categorises any defects according to their severity. Our inspectors examine the walls, roof, floors, windows, doors, and internal joinery, identifying issues such as cracking, damp penetration, rot, and structural movement that could affect the property's value or require costly repairs. The survey includes a visual assessment of all major building elements, with clear condition ratings that help you prioritise any remedial work.

Given Ashwell's housing stock, which includes significant numbers of timber-framed properties, brick-built terraces from the 17th century onwards, and some post-war construction, our surveyors pay particular attention to the specific defects common to each era. For example, timber-framed buildings may show signs of woodworm or decay in load-bearing elements, while older brick properties might exhibit subsidence cracks related to the shrink-swell behaviour of local clay soils. We understand that properties like those on High Street with exposed close studding require careful assessment of structural timbers that may be hidden behind plaster finishes.

The survey also includes a market valuation (optional) which can be useful for mortgage purposes or renegotiation if significant defects are found. We provide clear recommendations for any further specialist investigations that might be needed, particularly for the many listed buildings in Ashwell where alterations may require Listed Building Consent. Our valuers are familiar with the local market, including recent sales at Senuna Park where new three-bedroom homes start from £825,000 and the wider North Hertfordshire market.

We also assess the property's energy efficiency and provide basic notes on thermal performance, which is increasingly important for buyers given rising energy costs. Our surveyors note the type of insulation present, window glazing, and heating systems, flagging any obvious issues that could affect the property's running costs.

• Wall inspection
• Roof and chimney assessment
• Floor and ceiling condition
• Window and door operation
• Damp and rot detection
• Electrical and plumbing visible condition
• Thermal efficiency notes
• Structural movement assessment

The Ashwell property market has seen significant activity in recent years, with new developments like Senuna Park on Station Road bringing modern homes to the village. However, the majority of the housing stock consists of older properties that require careful inspection before purchase. The average house price in Ashwell exceeds £500,000, making a survey a wise investment that could reveal issues affecting value or requiring expensive repairs.

Surface water flooding affects several areas of Ashwell, particularly the western part of High Street, West End, Back Street, Bear Lane, Church Lane, and Hodwell. Our surveyors note any signs of previous flooding, water staining, or drainage issues that could indicate flood risk. The Environment Agency's flood map shows that parts of the village extend into flood zones 2 and 3, which is considered in the Ashwell Neighbourhood Plan. We specifically check for flood resilience measures and the condition of drainage systems that may have been installed to address these risks.

The presence of shrink-swell clay soils in the area means that properties in Ashwell, particularly those on or near Claybush Hill, may be at risk of subsidence. Our inspectors look for signs of foundation movement, including cracks in walls (especially those that are diagonal or wider at the top than the bottom), doors and windows that stick or don't close properly, and uneven or bouncy floors. We also check the condition of drainage systems, as leaking drains can exacerbate soil movement and lead to costly foundation repairs.

With 78 listed buildings in the parish, Ashwell has a significant concentration of heritage properties that require specialist knowledge to assess properly. Properties like Guild House on High Street, the Grade II* Rose and Crown Public House, and the many medieval timber-framed buildings throughout the village have specific maintenance requirements and legal protections that our surveyors understand. We can advise whether a more comprehensive RICS Level 3 Building Survey might be appropriate for such properties.