RICS Level 2 Survey in Bratoft

Our inspectors conduct a thorough visual inspection of all accessible areas of the property. We examine the walls, roof, floors, windows, doors, and plumbing and electrical systems where visible. The survey includes a detailed assessment of the property's overall condition and grades each element as either satisfactory, requiring attention, or needing urgent repair. Every element of the property is assessed against the RICS traffic light system, giving you clear guidance on which issues require immediate attention and which are simply worth monitoring over time.

In Bratoft, where many properties date back to the Victorian era or earlier, our surveyors pay particular attention to common issues found in older Lincolnshire homes. These include the condition of thatched or traditional tiled roofs, the presence of damp in solid brick walls, and the state of historic fireplaces and chimneys. We also check for any signs of movement or subsidence, which can affect properties on the local clay soils that are common throughout this region of Lincolnshire. The clay soils in this area can expand and contract with moisture changes, potentially causing structural movement in older properties that were not built with modern foundation techniques.

Many properties in Bratoft feature traditional Lincolnshire construction methods, including solid brick walls that lack the cavity space found in modern buildings. This construction type can be more susceptible to damp penetration, particularly in ground floor rooms and basement areas where moisture from the ground can rise through the brickwork. Our surveyors use thermal imaging equipment where appropriate to identify areas of potential damp or cold bridging that might not be visible to the naked eye during a standard inspection. We also assess the effectiveness of any existing damp proof courses and recommend solutions where these are found to be missing or damaged.

The Level 2 survey includes a market valuation and rebuild cost assessment, which is particularly valuable in Bratoft where property values can vary significantly between traditional cottages and modern executive homes. Recent sales in the area include a detached house on Summergates Lane that sold for £530,000 in January 2024 and a four-bedroom property on Oxlands Lane that achieved £450,000 in October 2023. The rebuild cost assessment is essential for insurance purposes, ensuring you have adequate cover should the worst happen and your property require reconstruction. This valuation is based on local building costs and the specific construction type of your property, providing you with accurate figures for your insurance provider.

• Structural walls and foundations
• Roof, chimneys, and gutters
• Windows, doors, and joinery
• Damp and moisture assessment
• Plumbing and electrical visible elements
• Garage and outbuildings
• Thermal efficiency considerations
• Market valuation and rebuild cost

Your Level 2 survey report uses a clear traffic light rating system to indicate the condition of each element inspected. Red ratings indicate serious issues that require urgent attention, amber highlights defects that need repair or investigation, and green shows elements in satisfactory condition. This straightforward system helps you prioritises which issues need immediate attention before you complete your purchase. Each rating is accompanied by clear, non-technical language explaining what the issue means and what action, if any, you should take. The report also includes photographs of any significant defects discovered during the inspection, giving you visual evidence to support the written findings.

For Bratoft properties, common findings in our Level 2 surveys often relate to the age and construction style of local homes. Many properties in this area were built with solid brick walls rather than modern cavity wall construction, which can be more susceptible to damp penetration if not properly maintained. Our surveyors check walls thoroughly for signs of damp, especially in ground floor rooms and basement areas where moisture from the ground can rise through the brickwork. We also assess the condition of any existing damp proof courses and note where these may be missing or damaged, which is a common issue in older properties that have not been modernised.

Roof conditions are another key area of focus in Bratoft surveys. Properties in this part of Lincolnshire often feature traditional pitched roofs with either tiles or thatch, and our inspectors assess the age and condition of covering materials, check for missing or damaged tiles, and examine chimneys for signs of deterioration. Given the rural location, we also note any trees or vegetation close to the property that might pose a risk to structures, including potential root damage to foundations or branches that could fall during storms. The condition of roof space is also inspected where accessible, checking for adequate insulation, ventilation, and any signs of past or present leaks that may have caused damage to ceiling timbers or plasterwork.

The report also includes a market valuation section that provides an independent assessment of the property's current market value based on comparable sales in the Bratoft area. This valuation is particularly useful for buyers who want to ensure they are paying a fair price for the property, and it can also be used by mortgage lenders as part of their lending assessment. Additionally, the rebuild cost estimate provides you with the figure you need to ensure your buildings insurance is adequate, which is essential given the costs involved in reconstructing a property following total loss. Our surveyors use local building cost data to ensure these figures accurately reflect the cost of rebuilding in the East Lindsey area.