RICS Level 2 Homebuyer Survey in Bourne

Bourne presents a diverse range of properties, from historic brick cottages in the Conservation Area to modern new-builds at developments like Abbey View and Bourne Springs. Each property type comes with its own set of potential issues, and our surveyors understand the specific challenges faced by homes in this part of Lincolnshire. We check for common problems associated with both older and newer properties in the area, providing you with a complete picture before you commit.

The town's geological position on the eastern slopes of the limestone Kesteven Uplands and western edge of the Fens means some properties may be affected by ground conditions. Clay soil shrinkage during dry periods can lead to subsidence, particularly in older buildings with shallower foundations. Our surveyors know what to look for and will flag any concerns about movement, cracks, or foundation issues that might be related to ground instability.

With over 70 listed buildings in Bourne, including the Grade I listed Bourne Abbey and the Parish Church of St Peter and St Paul founded in 1138, buyers considering period properties need to be aware of specific maintenance requirements and potential preservation issues. A Level 2 survey helps you understand what you're taking on before completion, highlighting any issues that might require expensive specialist work. The Conservation Area encompasses Market Place, North Street, West Street, South Street, Abbey Road, Abbey Lawn, and Wellhead Fields, where many period buildings require careful assessment.

The South Kesteven district has one of the fastest-growing housing markets in the country, with much of the new building taking place right here in Bourne. The South Kesteven Local Plan indicates that 1,241 new homes were built in Bourne up to 2019, with planning permission for a further 734 homes primarily at Elsea Park. Land is also allocated for 107 additional dwellings on a site at Manning Road to the east of the town centre. With this rapid growth, our surveyors are experienced in assessing both newly constructed properties and older homes that may have underlying issues.

• Identify structural issues and subsidence signs
• Check for damp and rot in older properties
• Assess roof condition and covering age
• Evaluate electrical safety concerns
• Review window and door functionality
• Examine drainage and flood risk areas

Bourne's housing mix includes a significant proportion of detached and semi-detached properties, with many homes dating from the 18th and 19th centuries in the Conservation Area around Market Place, North Street, West Street, and South Street. These older properties often feature traditional red brick construction, with decorative stone detailing common on more prestigious buildings like the Grade II* listed Red Hall, an early 17th-century mansion built around 1620. Understanding the construction methods and materials used helps our surveyors identify potential problem areas specific to Bourne's housing stock.

The presence of historic properties means damp can be a concern in some older homes, particularly those with solid walls rather than cavity wall construction. Many properties in the Conservation Area were built with solid brick walls, which can be more susceptible to penetrating damp if the pointing has deteriorated or if the property lacks adequate ventilation. Our surveyors check all these elements thoroughly and report on their current condition, age, and any signs of deterioration that might require attention. We specifically look for signs of rising damp, condensation issues, and inadequate damp proof courses.

Roof conditions vary widely across Bourne, with older properties potentially having original slate or tile roofs that may need renewal, while newer homes may have modern concrete tile or synthetic slate coverings. Our inspection includes assessing the roof structure from both inside and outside, checking for missing or damaged tiles, examining the condition of flashings, and evaluating the overall life expectancy of the roof covering. Properties in areas like Abbey Road and West Street may have traditional slate roofs that are approaching the end of their useful life.

Properties located near the Bourne North Fen or the South Forty Foot Drain, which completes the eastern border of the Bourne parish, may be in areas with drainage considerations. The Bourne North Fen project aims to restore 50 hectares of peat-fenland to create a multi-purpose wetland that will store water for agriculture and reduce flood risk. While Bourne itself is not heavily prone to flooding, our surveyors assess any potential water ingress issues and drainage concerns for properties near watercourses. We also note the proximity to flood risk areas and whether any mitigation measures are in place.

• Red brick and stone construction methods
• Solid wall insulation considerations
• Traditional roof coverings and ages
• Period features in listed properties
• Drainage near fenland areas
• Foundation depth on varying ground