RICS Level 2 Survey in Cubbington

Our Level 2 Survey provides a thorough inspection of all accessible areas of the property, including the roof space (where safe and accessible), walls, floors, windows, doors, and permanent fixtures. We check the condition of the building fabric and highlight any defects, from missing roof tiles and damp patches to signs of subsidence or structural movement. The survey also includes an assessment of services such as plumbing, electrical heating, and drainage, though we note that these are not tested in detail. Our surveyor will visually inspect the condition of the consumer unit, the type of wiring visible in accessible areas, and the general condition of pipework, but we always recommend a qualified electrician or plumber to test these systems fully.

In Cubbington, our inspectors frequently encounter issues specific to the local housing stock. Properties in the conservation area, many built before 1919 with traditional solid wall construction, often show signs of rising damp, timber decay, or outdated electrical wiring. We've found that many Victorian and Edwardian properties in the village still have their original cast iron rainwater goods, which can be corroded or inadequate for modern rainfall intensity. Post-war properties from the 1945-1980 period may contain asbestos in textured coatings or insulation boards, while newer homes on the recent developments may have minor defects from builder snagging issues. Our surveyors know what to look for based on the property's age, construction type, and location.

The RICS Level 2 report uses a clear traffic light system to rate the condition of each element, making it easy for you to understand which issues require urgent attention and which are minor. We also provide market valuation and insurance rebuilding costs as standard, helping you understand the true cost of the property. If you're buying in Cubbington's competitive market, this information can be invaluable for negotiation. Our valuation takes into account local data including recent sales in the area, the current state of the market, and the specific characteristics of the property.

One of the key benefits of the RICS Level 2 Survey is our recommendation system. If we identify issues that require further investigation, we will clearly state this in the report. For example, if we find signs of subsidence related to the Mercia Mudstone clay soil common in this area, we will recommend a structural engineer's inspection. Similarly, if we suspect asbestos-containing materials in a pre-1980s property, we will advise on the need for an asbestos survey before any renovation works commence.

• Roof structure and covering
• Walls, ceilings, and floors
• Windows and doors
• Damp proofing and ventilation
• Electrical and gas services
• External joinery and finishes
• Garage and outbuildings
• Drainage and gutters

Purchasing a property in Cubbington requires careful investigation, regardless of buying a period cottage or a brand-new home. Our RICS Level 2 Survey gives you the information you need to proceed with confidence. In the current market, with property prices having decreased by 1% over the past year according to Rightmove data, buyers have some room to negotiate on price. A detailed survey report provides you with the evidence needed to request repairs or a price reduction if significant defects are found.

The geology of Cubbington presents specific challenges that our surveyors understand intimately. The underlying Mercia Mudstone is a shrink-swell clay that expands when wet and contracts during dry periods. This ground movement can affect foundations, particularly properties with shallow foundations built before modern building regulations. We've inspected properties on Rugby Road and Church Lane where we've observed cracking consistent with clay soil movement, particularly near mature trees that extract moisture from the ground during summer months.

Cubbington's conservation area brings additional considerations for buyers. Properties in the designated area around St Mary's Church and the historic village centre may have restrictions on alterations or extensions. Our surveyors understand these requirements and will note any issues that might affect your plans for the property. considering a loft conversion or extending into the garden, our report can highlight potential issues before you commit to your purchase.

The new developments at The Pavilions and The Asps offer modern homes with a 10-year NHBC warranty, but even these properties benefit from our Level 2 Survey. We've found issues in new builds including poorly sealed windows, inadequate drainage falls, insufficient insulation in loft spaces, and minor cracking from thermal movement. Having a professional survey means you can request the developer rectify these issues before completion or negotiate a reduction to cover the cost of repairs.

Properties in Cubbington span several eras of construction, each with its own typical defects. The older properties in the village centre, particularly those in the Conservation Area around Church Lane and Broadway, often feature traditional red brick walls with solid construction. These homes commonly suffer from rising damp due to missing or failed damp proof courses, particularly if they've been modernised without adequate ventilation. Roof coverings on older properties are typically clay tiles, which can become brittle or displaced over time, leading to leaks. We've found that many original timber sash windows in these period properties are in need of repair or restoration, with rotten meeting rails and failed putty being common issues.

The post-war semi-detached homes built between 1945 and 1980 form a significant part of Cubbington's housing stock, making up around 36.9% of properties according to ONS data. These homes often have cavity wall construction but may contain asbestos in textured wall coatings, ceiling tiles, or pipe insulation. Our surveyors know to look for these materials and will flag them appropriately. Original heating systems in these properties are often due for replacement, and insulation levels typically fall below modern standards. We've encountered numerous properties with old gas fires that are inefficient and may have safety concerns regarding flues passing through walls or into chimneys.

Newer properties on developments like The Pavilions and The Asps generally require less extensive surveying but still benefit from a Level 2 inspection. Even recently built homes can have defects, whether from rushed construction programmes, material shortcuts, or design issues. Common findings in new builds include minor cracks from thermal movement, poorly sealed windows, inadequate drainage fall, and snagging issues with fixtures and fittings. Our detailed report can identify these problems before you move in, giving you leverage to request corrections from the developer. Given that these properties were built between 2019 and 2024, they should still be covered under the NHBC warranty, and our report provides the documentation needed to make a claim.

The flood risk in Cubbington is generally low from rivers and the sea, but surface water flooding can occur in low-lying areas during heavy rainfall. Our surveyors inspect the property for signs of past flooding or water damage, including tide marks on walls, watermarks on flooring, and the condition of drainage systems. We will flag any concerns and recommend appropriate investigations if necessary. Properties near the River Leam or in areas with natural drainage channels may have a slightly higher risk, and we always check the EA flood maps as part of our assessment.

• Rising damp in solid wall properties
• Timber rot and woodworm in period homes
• Asbestos in post-war construction
• Subsidence risk on clay soils
• Outdated electrical wiring
• Roof tile deterioration
• Poor insulation in older homes
• Window seal failures in new builds