RICS Level 2 Survey in Aylesbury

Our RICS Level 2 surveys provide a thorough assessment of the property's condition, examining the main structural elements including foundations, walls, floors, and the roof structure. We inspect the exterior of the building, looking at brickwork, pointing, fascias, soffits, and rainwater goods to identify any deterioration or potential water ingress issues that could lead to more serious problems if left unaddressed. Our surveyors pay particular attention to the type of brickwork used, as Aylesbury properties often feature the distinctive Gault Clay bricks in areas like Quainton and Westcott, which require different maintenance approaches compared to standard red bricks.

Inside the property, we assess the condition of internal walls, ceilings, joinery, and fixtures, checking for signs of damp, rot, or structural movement that might not be visible during a casual viewing. We examine the condition of windows and doors, testing their operation and looking for gaps or deterioration that could affect energy efficiency or security. Our inspectors also evaluate the property's services, including the electrical system, heating and hot water provision, and drainage to ensure they meet current safety standards and are functioning properly.

For properties in Aylesbury's conservation areas or the various postcodes like HP21 8 and HP20 1 that have seen 1.5% price growth, we pay particular attention to any features of historical or architectural significance that may require specialist maintenance or could be affected by future renovations. We identify any alterations that may have been carried out without proper planning permission and advise on the implications for listed buildings or properties within conservation areas where specific consents may be required.

Our survey includes a comprehensive assessment of the property's exposure to environmental risks, including flood risk from the Bear Brook and its tributaries that run through the Willows Estate, Hilda Wharf, and California areas. We also assess the risk of subsidence given Aylesbury's clay-rich soils, which are prone to shrink-swell behaviour that can cause foundations to move, particularly during dry spells or when large trees are present near the property.

• Structural walls and foundations
• Roof structure and covering
• Damp and moisture assessment
• Electrical and gas services
• Drainage and plumbing
• Windows and doors
• Conservation area considerations
• Environmental risk assessment

Understanding the construction methods used in Aylesbury properties is essential for identifying potential issues. The predominant building material in the Aylesbury Vale area is brick, typically locally derived with smooth faces in warm red, orange, and red-brown colours. A distinctive feature of properties in areas like Quainton, Westcott, and Pitstone is the use of light yellow Gault Clay bricks, which are characteristic of the Chilterns region and require specific maintenance approaches that differ from standard brickwork.

A unique earth building method called "Whitchert" (also spelled Wichert or Wytchert) is traditional to the Chilterns and Buckinghamshire area, including around Aylesbury. This method uses unfired earthen materials and is now rarely seen in modern construction but can be found in older properties throughout the region. Properties built using traditional methods often feature lime mortar, timber frames, and natural stone, designed to "breathe" and manage moisture differently from modern, less permeable construction techniques.

The natural slate roofing common in the area, where clay roof tiles are not predominant, requires specialist knowledge to assess and maintain properly. Our surveyors are familiar with these traditional building methods and can identify issues related to aging materials, inadequate repairs, or modifications that may have compromised the original construction integrity. We also assess modern construction techniques used in newer developments, including the cavity wall construction common in post-war properties and contemporary building methods.

Properties in Aylesbury face several area-specific issues that our surveyors are trained to identify. The town's location in the South East means properties sit on clay-rich soils that are particularly susceptible to shrink-swell behaviour, leading to subsidence risks that can compromise foundations and cause structural damage over time. Climate change is projected to increase this hazard, making it even more important to understand the ground conditions beneath any property you're considering purchasing. Properties with large trees nearby are particularly at risk, as tree roots absorb moisture from the clay, causing it to shrink and the ground to settle unevenly.

Flood risk is also a consideration in certain areas, particularly near the Bear Brook and its tributaries that run through parts of Aylesbury, including the Willows Estate and areas around Hilda Wharf and California. Our surveyors check for signs of previous flooding and advise on the adequacy of any flood mitigation measures in place. Surface water flooding has been recorded in various parts of the town, and the River Thame on the outskirts can swell after heavy rainfall. The Aylesbury Town Council's Outdoor Maintenance Team regularly deploys flood defence equipment in the Willows Estate during elevated flood risks.

Properties in the designated Aylesbury Conservation Area, which is currently under review by Buckinghamshire Council with proposed boundary changes, require particular attention. The town centre's architectural character is predominantly Georgian, with notable Tudor and Jacobean elements around historic streets such as Market Square, St Mary's Square, Kingsbury, and Church Street. If you are purchasing a listed building or a property within the conservation area, our surveyors will identify any features of historical significance and advise on the additional consents and restrictions that may apply to future alterations.

Our inspectors regularly identify several recurring issues when surveying properties in Aylesbury. Damp and mould problems are particularly common, especially in bathrooms and bedrooms where ventilation may be inadequate. This can manifest as rising damp from failed damp-proof courses, penetrating damp from leaks through external walls or roofs, or condensation resulting from poor ventilation and modern double-glazing that doesn't allow the property to breathe properly. In older properties built with solid walls and lime mortar, inappropriate installation of modern damp-proof courses can actually cause moisture to become trapped, leading to more severe damp issues.

Structural movement is another frequent finding, with properties showing signs of movement due to the underlying clay soil. We frequently see diagonal cracks near door and window openings, which are classic indicators of subsidence or foundation issues. Properties with large trees nearby are particularly at risk, as tree roots absorb moisture from the clay, causing it to shrink and the ground to settle unevenly. Heave, the upward movement of ground due to swelling clay after a dry period, can also cause structural issues, particularly in properties with older, shallower foundations that were not designed to accommodate such ground movement.

Roofing issues are also prevalent, particularly in older properties. Deteriorating tiles, sagging roof structures, and poor insulation are commonly identified. Flat roofs, which were popular in properties built during the 1960s expansion, often show signs of failing joints and brittle coverings that can lead to leaks and water damage inside the property. Many properties in Aylesbury still have original roofing materials that have exceeded their expected lifespan and require replacement or significant repair.

Electrical and gas safety issues are frequently identified in properties built before modern regulations were introduced. We assess the condition of consumer units, wiring, and fixed electrical installations, noting any deficiencies against current IET Wiring Regulations. Gas appliances and pipework are inspected where accessible, and we flag any concerns that should be addressed by a registered gas engineer. Outdated electrical systems in older properties pose particular fire risks and often require rewiring as part of any renovation programme.