RICS Level 2 Survey in Brome and Oakley

Our RICS Level 2 survey provides a thorough inspection of the property's accessible elements, identifying defects that may affect value or require attention. The surveyor examines the walls, roof, foundations, floors, doors, windows, and fixtures, providing a clear assessment of each area's condition. For properties in Brome and Oakley, this includes checking for common issues found in older Suffolk properties such as signs of damp, timber decay, roof condition, and the state of any extensions or alterations.

The report uses a simple traffic-light rating system: green for satisfactory condition, amber for minor defects requiring attention, and red for serious issues needing urgent repair. Each section includes a clear summary and guidance on what action, if any, you should take. We also provide market value comments, which is particularly useful in the Brome area where property values can vary significantly between different streets and property types.

Our Level 2 survey is suitable for conventional properties built after 1900, including terraced houses, semi-detached homes, detached properties, and bungalows. If you're purchasing a newer home in the village, the survey still provides valuable protection, checking that the property has been built to appropriate standards and identifying any snagging-type issues that may be present. Properties in Brome often include a mix of older period homes and more recent constructions, so the Level 2 survey adapts to assess each property type appropriately.

The inspection covers both the interior and exterior of the property, including any garages, outbuildings, or boundaries that form part of the sale. Our surveyors will lift accessible covers to inspect drains, check loft spaces where safe access is available, and examine the condition of window seals and door fittings. Every element that can be visually inspected without invasive works will be assessed and reported on.

• Wall condition and structural integrity
• Roof covering, flashings, and chimneys
• Floor joists, suspended timber, and damp proofing
• Windows, doors, and joinery condition
• Plumbing and electrical visual inspection
• Damp and timber decay assessment
• Exterior finishes and render condition
• Boundary walls and outbuildings

Properties in Brome and Oakley typically date from the mid-20th century through to more recent decades, meaning surveyors often encounter a range of typical issues. Damp is one of the most common findings, particularly in period properties where the original construction may not include modern damp proof courses. Rising damp can affect ground floor walls, while penetrating damp often appears in areas where roof flashings have deteriorated or pointing has failed. The clay-rich soils found in parts of Suffolk can also contribute to moisture-related issues in older properties, particularly where drainage around the property has deteriorated over time.

Timber defects are another frequent finding in older properties, with woodworm and dry rot sometimes affecting roof structures, floor joists, and window frames. The age of the housing stock in the area means that many properties will have some degree of timber weathering that requires attention. Our surveyors check all accessible timber for signs of infestation and decay, flagging any issues that need specialist treatment. We look specifically for signs of active woodworm infestation, which can spread if left untreated, as well as any evidence of wet or dry rot that may be compromising structural timbers.

Roof conditions are thoroughly assessed, with surveyors checking tile or slate coverings, ridge tiles, flashings around chimneys, and the condition of felt underlays. Given the age of many properties in Brome, it's not uncommon to find slipped tiles, degraded flashings, or insufficient insulation. Our inspection includes accessing the loft space where it is safe to do so, allowing us to assess the condition of roof timbers, the effectiveness of insulation, and any signs of past or current leaks. Electrical and plumbing installations are visually inspected for obvious safety concerns, with any outdated or potentially dangerous installations highlighted in the report.

Pointing and render deterioration is common in older properties throughout the Mid Suffolk area, particularly those exposed to prevailing weather conditions. We check the condition of external wall finishes, looking for cracks, gaps, or areas where the mortar between bricks has deteriorated. Windows in older properties may show signs of rot in wooden frames or failing seals in double-glazed units. Our survey also includes an assessment of any outbuildings, garages, or boundary walls that form part of the property, as these can often require attention in older properties.

• Rising damp and damp proof course issues
• Woodworm and timber rot in structural elements
• Roof tile damage and slipped slates
• Outdated electrical installations
• Chimney condition and flashing defects
• Pointing and render deterioration
• Window seal failures in double glazing
• Insufficient loft insulation