RICS Level 2 Survey in Dacorum

Our Level 2 HomeBuyer Survey provides a detailed inspection of the property's condition, identifying any defects or issues that could affect value or safety. The survey follows RICS standards and gives you a clear red-amber-green rating system for each area of the property. Our inspectors check the main structural elements, including walls, roof, foundations, and floors, while also assessing the condition of windows, doors, and fittings. The survey is designed to give you a clear understanding of the property's condition without needing technical expertise.

In Dacorum, where properties range from post-war constructions in Hemel Hempstead's New Town areas to older period homes in villages like Berkhamsted and Tring, our surveyors have the local knowledge to identify area-specific issues. The survey includes assessment of dampness, timber defects, and building defects, with specific comments on urgent matters that require attention. With 61% of dwellings in Dacorum being owner-occupied, many properties have been well-maintained, but our thorough inspection ensures nothing is overlooked.

We examine the property's services, including electrical and heating systems, and provide advice on any recommended repairs or further investigations. The survey also covers the presence of any dangerous materials, such as asbestos, which may be present in properties built before the 1990s. Following the inspection, you receive a comprehensive report with clear recommendations and an independent valuation. This valuation is particularly useful for mortgage purposes and insurance rebuild costs.

The RICS Level 2 Survey also includes a market valuation and rebuild cost assessment, which can be invaluable when arranging your mortgage and buildings insurance. In Dacorum's rising market, having an independent valuation ensures you're not overpaying for a property. The rebuild cost figure is essential for insurance purposes, ensuring your cover is adequate should the worst happen.

• Structural elements and condition
• Roof, chimneys, and gutters
• Walls, floors, and ceilings
• Damp and timber assessment
• Services and utilities
• Energy efficiency matters
• Legal considerations

Dacorum's housing landscape presents unique considerations for buyers. The borough contains 66,078 dwellings, with 61% owner-occupied and a significant proportion of post-war construction from Hemel Hempstead's New Town designation in 1946. This means many properties are over 50 years old and may exhibit typical age-related issues that our surveyors know to look for, including deteriorating roof coverings, outdated electrical systems, and original windows requiring replacement. The New Town legacy means many properties were built using post-war construction methods that may differ from traditional period properties.

The area's geology, part of the Chiltern Hills region with underlying chalk bedrock, can present specific considerations. Properties in areas with clay substrate may be susceptible to shrink-swell ground movement, which can lead to subsidence issues. Our inspectors are trained to identify signs of structural movement, including cracking patterns and door alignment issues that may indicate foundation problems. The Chiltern Hills Area of Outstanding Natural Beauty borders the borough, and properties in these areas may have additional considerations related to the local topography and drainage.

Berkhamsted, with its significant number of listed buildings and historic character, requires particular attention. Properties in conservation areas or with listed building status often have specific maintenance requirements and may contain hidden defects related to their age and construction methods. Our surveyors understand these local variations and tailor their inspections accordingly. The historic nature of many properties in Berkhamsted means they may have traditional construction methods that require specialist knowledge to assess properly.

The River Bulbourne and River Gade flow through the area, and properties near these watercourses may have flood risk considerations. Surface water flooding can also affect lower-lying areas, particularly during periods of heavy rainfall. Our reports include assessment of flood risk where visible evidence exists and recommend further investigations where appropriate. In recent years, surface water flooding has become more prevalent across the UK, and our surveyors are trained to identify potential indicators of flood risk during their inspection.

The employment profile of Dacorum contributes to the area's active property market, with weekly wages exceeding both the East of England and national averages. However, the affordability ratio has grown from 9.4 in 2013 to 12.2 in 2019, making it increasingly important for buyers to understand exactly what they're purchasing. A thorough survey helps ensure you're making a sound financial decision in this competitive market where properties command premium prices.

Given the mix of property ages in Dacorum, from post-war New Town housing to period properties in villages like Tring and Leverstock Green, our surveyors frequently encounter a range of defects. In properties built between 1946 and 1980, we often find original roofing that has reached the end of its lifespan, with tiles or slates deteriorating and leading to leaks. Flat roof extensions, common on these properties, are particularly prone to weathering and water ingress. Our inspectors know exactly what to look for when assessing these age-related issues.

Electrical systems in properties over 30 years old frequently require attention, with original consumer units and wiring often not meeting current regulations. In older period properties, particularly those in Berkhamsted and Tring, we commonly identify outdated electrical installations that may pose safety risks. Our survey includes assessment of the electrical consumer unit, wiring condition where visible, and we recommend a qualified electrician for a more detailed Electrical Installation Condition Report (EICR) where concerns are identified.

Dampness is one of the most common issues we identify in Dacorum properties, particularly in older buildings with solid walls rather than modern cavity wall construction. Rising damp affects properties without proper damp-proof courses, while penetrating damp often occurs where roof coverings have deteriorated or pointing has failed. In properties with solid floors, lack of damp-proof membranes can also lead to damp issues. Our surveyors use visual assessment and moisture meters to identify dampness and provide recommendations for remediation.

Timber defects, including woodworm and rot, are frequently found in properties with older timber-framed construction or where wood has been exposed to moisture. In properties with original timber windows and doors, we often find decay at meeting rails and bottom rails where paint maintenance has been neglected. Our survey includes assessment of any visible timber in accessible areas, with recommendations for specialist timber surveys where significant issues are identified. The presence of trees near properties in areas like Boxmoor and Ashridge can also increase the risk of root-induced subsidence or structural movement.