RICS Level 2 Survey in Durnford

Our RICS Level 2 Survey provides a detailed assessment of the property's condition, focusing on issues that are most likely to affect the value or require attention. The survey includes a thorough visual inspection of all accessible areas, from the roof space (where accessible) to the foundations. We examine the structural integrity of walls, floors, and ceilings, checking for signs of movement, damp, or decay that could indicate underlying problems. In Durnford's older properties, this is particularly important given the prevalence of traditional construction methods using flint and brick with lime mortar. Our surveyors understand how these traditional buildings perform and can distinguish between historic settlement patterns and active structural movement that may require further investigation.

The survey reports on all major elements of the property including the walls (checking for cracks, damp penetration, and wall tie failure), the roof (examining tiles, slates, flashing, and gutters), the floors (assessing for sagging, rot, or unevenness), and the joinery (including windows, doors, and staircases). We also inspect the building's services, looking at the electrical consumer unit, plumbing and water pressure, and heating systems where these are visible. Our surveyors take photographs of any defects found and provide clear descriptions of their severity using traffic light ratings - red for serious issues requiring urgent attention, amber for matters needing future repair, and green for satisfactory condition. This clear rating system helps you quickly identify which issues need immediate attention and which can be planned for over time.

Durnford's position in the Avon Valley means our inspectors pay particular attention to flood risk and drainage around the property. The River Avon flows through the village, and properties near the river or in lower-lying areas may be susceptible to water ingress. We check the effectiveness of existing drainage systems, the condition of gutters and downpipes, and the grading of the land around the property. If we identify any concerns regarding flood risk or drainage, this will be clearly highlighted in your report along with recommendations for further investigation or mitigation measures. Given the chalk geology underlying much of the area, we also assess how surface water drains away and whether there are any signs of ground movement that might indicate subsidence issues.

The report also includes a market valuation and an insurance rebuild cost, which are particularly useful for mortgage purposes and for understanding the true cost of your potential purchase. In the current Durnford market, where property values have shown steady growth, having an independent valuation helps ensure you are paying a fair price for the property. The insurance rebuild figure is essential for ensuring you have adequate cover in the event of partial or total loss. Our surveyors draw on extensive data about the local market to provide accurate assessments that reflect current conditions in the Durnford and wider Wiltshire property market.

Our experience surveying properties across Durnford and the surrounding Wiltshire villages means we know exactly what to look for. The most frequently identified issues in local properties include damp problems, which are particularly common in older buildings with solid walls. Rising damp affects many period properties, especially where the original damp proof course has failed or was never installed. Penetrating damp often occurs where roof tiles have slipped or flashing has deteriorated, allowing water to enter the structure. We also commonly find condensation issues in properties that have been modernised with new windows but lack adequate ventilation. In Durnford's flint and brick properties, the use of lime mortar rather than cement can also contribute to moisture-related issues if the pointing has eroded over time.

Roof condition is another area where we frequently identify defects. Many properties in Durnford feature traditional slate or clay tile roofs that are now approaching or exceeding their expected lifespan. We check for slipped or broken tiles, deteriorating felt underlays, and signs of timber rot in rafters and purlins. The condition of roof space insulation is also assessed, as inadequate insulation is a common finding in older properties that may have been extended or renovated over the years without updating the thermal performance. Given the age of much of the housing stock in Durnford, roof surveys often reveal issues that require budget provision for eventual replacement or significant repair.

Electrical and plumbing systems in older Durnford properties often require updating to meet current standards. We identify consumer units that may be outdated, inadequate earthing, and visible electrical defects. For plumbing, we check water pressure, the condition of visible pipework, and any signs of leaks or corrosion. These issues may not be immediately apparent during a viewing but can represent significant expenditure if they need addressing after purchase. Many Victorian and Edwardian properties in the area still have their original cast iron plumbing or older consumer units that would not pass current electrical safety regulations.

Structural movement, while not extremely common, does occur in some properties in the area. This can be due to a variety of factors including ground movement, tree root influence, or historical subsidence. Our surveyors are trained to identify signs of movement such as cracking to walls, doors and windows that no longer close properly, and uneven or sloping floors. Where we identify any concerns, we recommend further investigation by a structural engineer before you commit to the purchase. The chalk geology of the area generally provides good stable ground, but superficial deposits and the proximity to water courses can create localized issues that need professional assessment.