RICS Level 2 Survey in Henley-in-Arden (B95)

Timber-frame buildings present specific inspection challenges that a RICS Level 2 Survey is designed to capture. We check the visible structural frame for signs of movement, splits, beetle infestation, wet rot, and dry rot. We check the integrity of infill panels and note where modern repairs - such as cement rendering over original lime plasterwork - may be trapping moisture and accelerating decay.

Roof structures on older properties in B95 commonly feature traditional cut-roof carpentry rather than modern trussed rafters. Our inspection includes assessment of roof void access where available, examining purlins, rafters, and ridge boards for sagging, movement, and fungal decay. Slipped or broken clay plain tiles are a frequent finding on Henley properties - the original clay tile roofing has in many cases exceeded its design life and may require significant remedial expenditure.

Many B95 properties retain their original single-glazed windows, either timber sash or casement style. We examine these for condition, security, and energy performance, noting where draught-proofing, secondary glazing, or full replacement may be warranted. Chimney stacks are also checked, as they are a common source of penetrating damp in older properties where the flaunching has cracked or lead flashings have lifted.

Where we encounter issues beyond the scope of a Level 2 report - such as suspected dry rot requiring specialist investigation or structural movement requiring an engineer's opinion - we clearly flag these in our report and recommend the appropriate specialist consultant. You will receive a condition rating for every element inspected, using the standard RICS 1-2-3 scale.

The geology underlying much of Warwickshire, including the B95 area, includes Mercia Mudstone - a reddish-brown sedimentary rock with significant clay content. Clay soils shrink during dry periods and expand when wet. This shrink-swell behaviour can cause seasonal movement in building foundations, particularly shallow foundations common in pre-1920 construction.

Our surveyors assess properties for signs of clay-related movement during inspection. We look for diagonal cracking patterns at corners of windows and doors, stepped cracking following mortar joints in brickwork, and out-of-plumb door frames and wall surfaces. Cracking alone does not confirm subsidence - many older properties show historic movement that has long since stabilised - but our report will provide context and, where warranted, recommend a specialist structural engineer's assessment.

Large trees in close proximity to a property increase the risk of clay-related movement. Tree roots draw moisture from the soil, causing localised drying and shrinkage. We flag significant trees near the property perimeter and note where their root spread may interact with foundations. Hedgerows of mature trees, common on rural B95 properties, can present the same risk.

New build homes on B95 clay sites, including recent developments at Wootton Wawen, are typically built with engineered foundations designed to accommodate clay movement - usually deeper strip or raft foundations. Our inspection of new builds still includes assessment for early defects such as shrinkage cracking in render, incomplete landscaping drainage, and snagging items that may not be visible at handover.

Every accessible element of the property is covered during our inspection. We use a calibrated damp meter at regular intervals across all external and internal walls, recording moisture readings and identifying areas of elevated dampness. Roof spaces are inspected where there is safe access, using torchlight to examine structural timbers, insulation, and any signs of water ingress from the roof covering above.

We inspect all elevations from ground level, noting the condition of brickwork or render, pointing, window and door frames, and rainwater goods - gutters, downpipes, and their connections to drainage. For properties with a raised damp-proof course, we check that bridging has not occurred through soil build-up or hard landscaping laid above DPC level.

Internally, we inspect floors for level, bounce, and signs of movement. We check ceilings for cracking or staining, note the age and type of the heating system, electrical consumer unit, and visible plumbing, and will recommend specialist inspection of services that appear beyond their expected service life.

Our report uses the standard RICS condition rating scale: Condition 1 (no repair currently needed), Condition 2 (repair or replacement needed but not urgent), and Condition 3 (urgent attention required). Every element of the property receives a rating, and we summarise the most significant findings prominently so you can see the overall picture without having to read the full report first.

• Calibrated damp meter readings across all walls
• Roof space inspection where safely accessible
• External inspection of all four elevations
• Internal inspection of all accessible rooms
• Assessment of visible services (heating, electrics, plumbing)
• Condition ratings for every inspected element using RICS 1-2-3 scale
• Written recommendations for repairs and further investigation