RICS Level 2 Survey in Brokenborough

The RICS Level 2 survey is designed specifically for properties in reasonable condition that are built with traditional methods. Our inspectors examine all accessible areas of the property, including the roof space (where safe and accessible), walls, floors, windows, doors, and extensions. We assess the condition of key structural elements, including foundations, load-bearing walls, floors, and the roof structure. The survey also includes evaluation of services such as plumbing, electrical wiring, heating systems, and drainage, providing you with a comprehensive understanding of how well the property's essential systems are functioning.

In Brokenborough, where a significant proportion of homes were built before 1919, our surveyors pay particular attention to common issues found in period properties. These include penetrating damp, which is prevalent in solid brick walls that lack modern cavity wall insulation, and deteriorating roof coverings that may have surpassed their expected lifespan. We also check for signs of structural movement, which can occur in properties built on the clay soils that dominate the Wiltshire landscape. The survey assigns condition ratings to different elements, highlighting issues that require urgent attention, those that need future repair, and those that meet acceptable standards.

The RICS Level 2 survey includes a market valuation and rebuild cost assessment, which proves invaluable for mortgage purposes and insurance requirements. Our surveyor will provide an independent valuation based on current market conditions in Brokenborough, considering recent sales of comparable properties in the area. The rebuild cost estimate helps ensure you have adequate buildings insurance cover, protecting your investment against unforeseen circumstances. This combination of structural assessment and valuation gives you a complete picture of the property you are considering purchasing.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows and doors
• Damp and moisture assessment
• Timber defects and rot
• Electrical and plumbing systems
• Heating and drainage
• Boundary walls and outbuildings

Brokenborough's housing stock reflects the broader Wiltshire pattern of construction evolving over more than a century. Properties built before 1919 typically feature solid brick walls, which were the standard construction method before the introduction of cavity wall technology. These solid walls, while structurally sound, have no gap to prevent moisture penetration, making them susceptible to rising and penetrating damp, particularly if original damp proof courses have failed or been bridged over time. Our surveyors understand these construction methods intimately and know exactly what to look for when assessing period properties in the area.

The inter-war period between 1919 and 1945 saw the introduction of cavity wall construction in many new homes, though this was not universally adopted immediately. Properties from this era often combine traditional solid walls with new cavity wall techniques, and our surveyors check for issues specific to this transition period. Render finishes became popular during this time, and while they provide weather protection, they can also hide underlying wall defects. Decorative timber fascias and soffits fitted during this period are now often reaching the end of their serviceable life and require careful inspection.

Post-war construction from 1945 to 1980 brought widespread adoption of cavity wall construction, concrete tile roofs, and more standardised building methods. However, many properties from this era were built quickly to address housing shortages, and our surveyors have identified common defects including cavity wall tie corrosion, inadequate insulation, and the presence of asbestos-containing materials in artex coatings and floor tiles. Understanding these local construction patterns allows us to provide the most accurate assessment possible for Brokenborough properties.

Based on our extensive experience surveying homes throughout Brokenborough and the wider Wiltshire area, several recurring issues frequently appear in our RICS Level 2 reports. Properties constructed before 1919, which make up approximately 25% of the local housing stock, commonly exhibit signs of penetrating damp due to the solid brick construction methods used during that era. These properties often lack proper damp proof courses or have ones that have failed over time. Our surveyors use moisture meters and thermal imaging equipment to identify damp-affected areas that might not be visible to the untrained eye.

The inter-war properties built between 1919 and 1945 present their own set of challenges. Many of these homes feature decorative render finishes that can hide deteriorating external walls, and the timber suspended floors common in this era are susceptible to rot and woodworm infestation. Roof conditions are another significant area of concern, particularly in older properties where original slate or tile coverings may be approaching or have exceeded their expected lifespan of 50-60 years. Missing or damaged tiles, deteriorated flashing, and inadequate ventilation in roof spaces can lead to water ingress and subsequent timber decay.

Properties built between 1945 and 1980, which represent roughly 35% of homes in Brokenborough, often feature cavity wall construction. While generally more robust than earlier properties, these homes can suffer from cavity wall tie corrosion, where the metal ties holding the inner and outer walls together deteriorate due to moisture exposure. This issue can lead to structural instability if left unaddressed. Additionally, many properties from this era have asbestos-containing materials in artex ceiling coatings, lagging on hot water cylinders, or floor tiles, which our surveyors will flag if identified.

The clay geology underlying much of Brokenborough creates specific challenges for property owners. During periods of dry weather, clay soils shrink and can cause foundation movement, leading to subsidence cracks in walls and ceilings. Conversely, during wet periods, the clay expands and can cause heave. Our surveyors are trained to identify the subtle signs of this type of movement, including diagonal cracking around door and window frames, uneven floor levels, and gaps between walls and ceilings. Properties in areas with mature trees are particularly susceptible, as tree roots extract moisture from the clay, exacerbating the shrink-swell cycle.

• Penetrating damp in period properties
• Roof deterioration and missing tiles
• Cavity wall tie corrosion
• Timber rot and woodworm
• Subsidence from clay soil movement
• Outdated electrical wiring
• Asbestos-containing materials
• Inadequate insulation