RICS Level 2 Survey in Clumber and Hardwick

Our Level 2 Survey, also known as the HomeBuyer Survey, is specifically designed for properties in conventional construction. In Clumber and Hardwick, where much of the housing stock dates from the 1850s onwards, this survey provides exactly the right level of detail. We inspect the visible and accessible elements of the property, including the roof structure, walls, windows, doors, dampness, timber conditions, and services. Our surveyor will visually assess each area and note any defects, their likely cause, and what repair work might be required.

Given that Clumber and Hardwick contains 26 listed buildings, including one Grade I listed structure (the Church of St Mary the Virgin) and six Grade II* listed properties, many properties in this area require specialist consideration. Our surveyors understand the construction methods typical of Victorian and Edwardian properties, including the brick and timber construction with slate roofs common to Hardwick Village's former labourers' cottages and farm buildings. We know how to identify issues that commonly affect older properties in this region, from damp penetration in solid walls to the condition of historic roof coverings.

The survey report includes a clear condition rating system for each element inspected, making it easy to see which issues require urgent attention and which are less critical. We provide practical advice on repairs and maintenance, helping you budget for any work needed after completion. For properties in Clumber Park or Hardwick Village that fall within conservation areas, we can advise on any implications for future alterations and repairs.

Our inspection covers all key structural elements and building services. We assess the roof from both inside and out where accessible, examining the condition of tiles, flashings, and any flat roof sections. Walls are checked for signs of movement, damp, and deterioration. We inspect windows and doors for operation and condition, and examine visible plumbing and electrical installations. Outbuildings and boundaries are also included in our assessment.

• Roof structure and covering
• Wall construction and condition
• Damp and timber assessment
• Windows, doors, and joinery
• Plumbing and electrical visible elements
• Outbuildings and boundaries
• Flues, chimneys, and vents

Understanding the local construction methods is essential when surveying properties in Clumber and Hardwick. Hardwick Village was created in the 1850s as a settlement for workers on the Clumber Estate, with properties designed in a distinctive picturesque, Neo-Elizabethan style. The original buildings include former labourers' cottages and farm buildings constructed from brick and timber with slate roofs and ashlar dressings. This traditional construction differs significantly from modern buildings and requires specific expertise to assess accurately.

The surviving elements of Clumber Park House, including the 'Duke's Study', are constructed from stone and brick, reflecting the grand scale of the original estate buildings. Stable courtyard buildings throughout the area are typically built in brick on a plinth with dentilled eaves and slate roofs, while gate piers feature stone with banded rustication. These construction methods are typical of the historical buildings you'll find in the parish, and our surveyors understand how to identify defects that commonly affect these traditional materials.

Many properties in this area have solid walls rather than the cavity walls found in modern construction. Solid walls lack the built-in damp-proof course that newer properties have, making them more susceptible to rising damp, particularly if the original damp-proof course has failed or was never installed. Our surveyors know how to identify the signs of damp penetration in these older properties and can advise on appropriate remedial measures.

The traditional slate roofs found throughout Hardwick Village and the surrounding area were common in the 19th century but have now reached an age where deterioration is frequently observed. Our inspection includes assessing the condition of these historic roof coverings, checking for slipped or broken tiles, deterioration of mortar, and the condition of lead flashings and valley gutters.

Properties in Clumber and Hardwick present specific challenges for buyers, particularly given the age of much of the housing stock. Hardwick Village was established in the 1850s, with many properties constructed using traditional methods that differ significantly from modern building standards. Our surveyors frequently identify issues related to damp in older properties, where original construction may lack modern damp-proof courses or where existing courses have failed over time.

Roof conditions are another common concern in this area. Properties with slate roofs, common throughout Hardwick Village and the surrounding area, may have tiles that are reaching the end of their lifespan or that have been damaged by weather exposure. Our surveyors inspect roofs from both inside and outside where accessible, checking for missing tiles, signs of leakage, and the condition of flat roof sections.

Given the presence of Clumber Lake and the River Poulter within the parish, some properties may be affected by ground conditions related to water. While specific flood risk data for the immediate area is limited, the historical damage to the footbridge at Hardwick ford in 2020 indicates that water levels can rise significantly. Our surveyors are experienced in identifying signs of past water damage or dampness that may relate to the local geography.

Structural movement is also commonly observed in older properties in this area. Buildings constructed in the 18th and 19th centuries often have shallower foundations than modern standards require, and ground movement over time can lead to cracking in walls. Our surveyors know how to distinguish between minor age-related movement and more serious structural issues that require attention.

• Rising and penetrating damp
• Roof tile damage and deterioration
• Structural movement and cracks
• Outdated electrical installations
• Timber decay and rot
• Windows and joinery deterioration

The RICS Level 2 Survey is particularly valuable for buyers in Clumber and Hardwick due to the age and character of the local housing stock. With the majority of properties constructed before 1919, including many dating from the 1850s establishment of Hardwick Village, understanding the condition of these traditional buildings is essential before committing to a purchase. Our survey provides the detailed information you need to avoid costly surprises after completion.

Many properties in this area are located within or adjacent to Clumber Park, which is Grade I listed on the Register of Historic Parks and Gardens. Properties in these sensitive locations may have restrictions on alterations and repairs, and understanding these implications before buying is important. Our surveyors can identify features that may affect your ability to make changes to the property in the future.

The investment required to purchase property in Clumber and Hardwick is significant, with average prices around £317,000 and detached properties averaging nearly £480,000. A RICS Level 2 Survey represents a small fraction of the purchase price but provides invaluable and negotiation power. If significant defects are identified, you may be able to renegotiate the price or request repairs, potentially saving you thousands of pounds.

For properties that are listed buildings, particularly those at Grade I or Grade II* status, the RICS Level 3 Building Survey may be more appropriate. This more detailed inspection provides a comprehensive assessment of the property's condition and is specifically recommended for older, historic, or complex buildings. We can advise you on which survey level is most suitable for your specific property.