RICS Level 2 Survey in Covingham

Our RICS Level 2 Survey, also known as the HomeBuyer Report, is specifically designed for properties in conventional construction such as those found throughout Covingham. The majority of homes in this Swindon suburb were built using cavity wall construction with brick outer leaves and blockwork inner leaves, making them ideal candidates for this survey level. Our inspectors examine the property from foundation to roof, assessing all accessible areas including walls, floors, ceilings, doors, and windows. We visually inspect the timber roof structure where accessible, checking for signs of rot, insect activity, or structural movement that could indicate underlying problems.

We specifically check for common issues that affect Covingham properties, given the local geology and housing stock age. The area sits on Jurassic and Cretaceous sedimentary rocks, with Gault Clay underlying much of the Swindon region. This clay type is known for its shrink-swell potential, which means our surveyors pay particular attention to any signs of subsidence, cracking, or movement that could indicate ground stability issues. Our inspectors know to look for characteristic patterns in brickwork that may suggest foundation movement, including diagonal cracking around window and door openings, doors that no longer close properly, and visible gaps between walls and window frames.

The survey includes a thorough evaluation of the roof structure, checking for worn or slipped tiles, deteriorating felt, and any issues with guttering and drainage. Given that many Covingham properties are now approaching or exceeding 50 years of age, roof coverings are a common area of concern. Our surveyors inspect both the external roof covering and the internal attic space where accessible, looking for signs of past water ingress, inadequate ventilation, and the condition of any flat roof sections that may have been added to extensions or porches.

We also assess the condition of damp proof courses, inspect for signs of penetrating or rising damp, and evaluate the electrical and plumbing systems where visible. Our clear RAG-rated summary (Red, Amber, Green) makes it easy to understand which issues require immediate attention versus those that can be monitored over time. Each section of the report clearly identifies any defects found, explains their potential cause, and provides recommendations for further investigation or repair.

• Foundation and structural elements
• Roof, gutters, and drainage
• Walls, windows, and doors
• Damp and timber condition
• Electrical and plumbing overview
• Energy efficiency assessment

Our chartered surveyors have extensive experience inspecting properties throughout Covingham and the surrounding Swindon areas, which means we've built up a comprehensive understanding of the typical defects that affect homes in this suburb. One of the most common issues we encounter is deteriorating roof coverings on properties built during the 1960s and 1970s. Original concrete or clay tiles from this era often reach the end of their service life around the 50-year mark, and we frequently find cracked or slipped tiles, deteriorating felt underlays, and rusted ridge tiles that allow water penetration.

Damp problems represent another significant category of defects in Covingham properties. Properties built in the mid-to-late 20th century may have original damp proof courses that have failed or been bridged over time. We regularly identify rising damp in ground floor walls, particularly where external ground levels have been raised over the years or where hard landscaping has been installed against external walls. Penetrating damp is also common, especially in properties with poorly maintained guttering, damaged mortar joints, or missing roof tiles that allow water to saturate the brickwork.

Outdated electrical wiring is a serious concern in Covingham properties that haven't been modernised. Homes built before the 1980s may still contain original rubber or lead-sheathed cables that have deteriorated significantly over decades of use. Our surveyors note the type of electrical installation visible and flag any obvious safety concerns, though we always recommend that a qualified electrician conduct a full Electrical Installation Condition Report (EICR) before completion. Similarly, original plumbing systems in older properties may use galvanised steel pipes that are prone to internal corrosion and reduced water pressure.

Given the underlying Gault Clay in the Swindon area, we pay particular attention to signs of subsidence or foundation movement. Properties may show subtle signs of movement such as cracking in external walls, particularly around openings, or internal signs such as cracks that appear to widen near ceiling level. Our surveyors are trained to distinguish between minor settlement cracks that are common in new properties and more serious structural movement that requires further investigation by a structural engineer.

Covingham is primarily a residential area with housing stock developed from the mid-20th century onwards, making professional surveys particularly valuable for buyers in this suburb. The demographic breakdown shows approximately 40% semi-detached properties, 28.9% terraced homes, 22.2% detached houses, and 8.9% flats and maisonettes. With a significant proportion of these properties now over 50 years old, a Level 2 survey becomes essential for identifying age-related issues that may not be visible during a standard viewing. Many buyers are surprised to discover the extent of maintenance requirements that become apparent only through a professional survey inspection.

Our inspectors regularly find issues such as deteriorating roof coverings, worn damp proof courses, outdated electrical wiring from the 1970s and 1980s, and general wear and tear that comes with properties of this age. Many homes in Covingham will have had minimal renovation since their original construction, meaning our survey can reveal maintenance requirements that could significantly impact your budgeting. We often find that original features such as windows, doors, and kitchen fittings are reaching the end of their service life, requiring replacement within the near future.

The local economy in Swindon, including major employers in automotive manufacturing, financial services through Nationwide Building Society, and technology sectors, supports a stable housing market in Covingham. Residents benefit from good transport links to the rest of Swindon and beyond, with the town sitting on the Great Western Main Line and close to major road networks. However, with average property prices at £297,750 and continuing modest growth of 1.76% over the past year, investing in a professional survey before purchase makes sound financial sense. The relatively small number of recent sales in Covingham (4 properties in the last 12 months) means comparables can be limited, making the condition assessment even more valuable for understanding what you're actually purchasing.

For properties in Covingham, the RICS Level 2 Survey provides an essential layer of protection for your investment. purchasing a first-time buyer flat or a detached family home, the survey identifies defects that could affect the property's value or require significant expenditure to rectify. The RAG rating system gives you clear guidance on which issues need urgent attention and which can be monitored over time, helping you plan for future maintenance costs and providing valuable negotiation leverage if significant defects are found.

• Protects your investment of £297,750 average
• Identifies costly repairs before completion
• Provides negotiation leverage if defects found
• Satisfies mortgage lender requirements

While Covingham benefits from a generally low risk of flooding from rivers and the sea, our surveyors are aware that certain areas can experience surface water flooding, particularly during periods of heavy rainfall. The lower-lying sections of the suburb and areas near water courses may be more susceptible to surface water pooling, and we'll note any visible signs of water staining or drainage issues during our inspection. If the property has a history of flooding or shows evidence of previous water damage, this will be clearly documented in our report so you can make an informed decision.

The local geology means that properties may be built on clay soils that expand and contract with moisture changes. During prolonged dry spells followed by wet periods, the shrink-swell cycle can cause subtle movement in foundations. Our surveyors are trained to identify both obvious and subtle signs of this movement, including cracking patterns that may indicate underlying structural concerns. We look specifically for stepped cracking in brickwork, cracks that are wider at the top than the bottom, and any signs of doors or windows sticking or not closing properly, which can indicate differential movement in the structure.

For most properties in Covingham, these environmental factors are manageable with appropriate maintenance and drainage. However, identifying any existing issues before you purchase means you can factor any necessary remediation works into your budget and negotiations with the seller. Our surveyors will advise on any specific concerns noted during the inspection and recommend appropriate next steps, whether that's simple monitoring, drainage improvements, or specialist structural engineer investigations for more significant concerns.