RICS Level 2 Survey Eye and Dunsden

A RICS Level 2 Survey, also known as a HomeBuyer Report, provides a comprehensive assessment of a property's condition suitable for modern properties, older homes, and even some listed buildings. Our inspectors examine all accessible areas of the property, including the roof space where safe to access, the exterior walls, windows and doors, kitchens and bathrooms, and the general condition of the building's structure. The survey is designed to identify any significant defects, potential legal issues, and matters that might affect the property's value. We check the condition of the foundations where visible, examine the integrity of the load-bearing elements, and assess the overall structural stability of the building.

In Eye and Dunsden, where we see everything from historic properties dating back to the C17 to inter-war and post-war developments, our surveyors pay particular attention to common issues found in the local housing stock. These include damp and moisture problems, which are particularly relevant given the area's proximity to the River Thames and the prevalence of older solid-wall construction. We also check for timber defects, roof condition issues, and any signs of structural movement that might relate to the underlying geology of the Thames Valley. Properties built with traditional red brick and clay plain tile roofs, such as those found around Dunsden Green, require careful assessment of their aging elements.

The Level 2 survey uses a traffic light rating system to clearly indicate the severity of any issues discovered. Red ratings indicate serious defects requiring urgent attention, amber ratings flag matters that should be investigated further, and green ratings confirm that no significant issues were found. This straightforward approach helps you understand exactly what you are buying and gives you leverage for negotiating repairs or price adjustments with the seller. Our reports include clear photographs of all significant findings, estimated repair costs where appropriate, and practical recommendations for next steps.

Our Eye and Dunsden surveyors are familiar with the specific challenges presented by properties in this area, including those in flood risk zones near Sonning Eye and Playhatch, and the considerations for properties in or near conservation areas. We understand that Sonning Eye was designated as a Conservation Area in March 2002 and contains 13 Listed Buildings, which affects how we assess alterations and modifications to period properties.

• Accessible roof space and loft conditions
• Walls, floors, and ceilings
• Windows, doors, and joinery
• Damp and timber assessment
• Electrical and plumbing visible evidence
• Boundary walls and outbuildings
• Foundations and structural elements visible from surface
• Brickwork and pointing condition
• Rainwater goods and drainage

Eye and Dunsden is a parish of considerable character, spanning approximately 1040 hectares along the River Thames. The area includes the villages of Sonning Eye, Playhatch, and Dunsden Green, each with its own distinct character and housing stock. Sonning Eye is designated as a Conservation Area and contains 13 Listed Buildings, reflecting the historical significance of this riverside location. The parish has seen significant development interest, with proposals for new housing that have attracted local debate about infrastructure and village character. The population has grown by 15% between 2011 and 2021, reaching 421 residents, demonstrating continued demand for housing in this attractive rural parish.

The local geology presents particular considerations for property surveys. Eye and Dunsden lies in the Thames River Valley, with underlying chalk bedrock and superficial deposits of alluvium and river terrace deposits. While this geology is generally stable, areas with clay-rich superficial deposits can present a moderate to high shrink-swell risk, which is relevant for foundations. Our surveyors will assess the property's foundations and look for any signs of movement or settlement that might relate to ground conditions. Properties in areas with underlying clay deposits near the river terrace boundaries may be more susceptible to foundation movement, particularly during prolonged dry periods when clay soils shrink.

Flood risk is a genuine consideration for properties in this area. Large parts of the Eye and Dunsden Plan Area are located in Flood Zones 2 and 3, with the entirety of Sonning Eye village at risk from fluvial flooding. Surface water flooding is also a concern, particularly in Playhatch and Sonning Eye. Flooding events have become more frequent over the past two decades, and the Environment Agency now requires a 20% addition to flood levels for new developments. A RICS Level 2 Survey will identify whether the property is in a flood risk area and note any evidence of previous flooding. We check for water marks, damp evidence at lower levels, and the condition of any existing flood mitigation measures.

The age of the housing stock in Eye and Dunsden means that many properties will have construction characteristics that require expert assessment. From C17 timber-framed buildings to 1930s developments in Playhatch and post-war properties, each era brings its own typical defects. Our surveyors know what to look for in each type of property and can identify issues that might otherwise go unnoticed by buyers unfamiliar with local construction methods. Properties like Bishopsland Farmhouse and Dunsden Farmhouse showcase traditional red brick construction with timber-framed elements, while the 1930s expansion in Playhatch brought semi-detached properties with their own common defect patterns.

Given the mixed age of properties in Eye and Dunsden, our surveyors frequently encounter several recurring defect patterns that buyers should be aware of. Damp and moisture problems rank among the most common issues, particularly in the older solid-wall properties that predominate around Dunsden Green and Sonning Eye. Rising damp occurs where original damp-proof courses have failed or were never installed, while penetrating damp can result from damaged brickwork, failed render, or defective rainwater goods. With the area's proximity to the River Thames, properties in lower-lying areas near the river are particularly vulnerable to moisture ingress. We use moisture meters and thermal imaging to identify damp that may not be visible to the untrained eye.

Roof defects are another frequent finding in our Eye and Dunsden surveys. Properties with clay plain tile roofs, common throughout the parish, often show signs of deterioration including broken or slipped tiles, damaged or perished ridge tiles, and failing leadwork around chimneys and valleys. In older properties, we frequently find that roof timbers show evidence of previous repairs, woodworm activity, or rot in areas of past leaks. The loft space inspection is particularly important in this area, as many original timber roof structures remain in place and may show signs of historic movement or decay that requires monitoring or remediation.

Structural movement and subsidence concerns also feature prominently in our local surveys. The combination of clay-rich soils in certain areas, mature trees, and the age of many foundations means that we regularly identify signs of foundation movement. This may manifest as cracking in brickwork, doors and windows that stick or don't close properly, or uneven floor levels. Our surveyors are trained to identify the signs of more serious subsidence versus minor settlement, and we will recommend appropriate action if we identify concerns that warrant further investigation by a structural engineer.

Outdated electrical and plumbing systems are commonly found in Eye and Dunsden properties, particularly those built before the 1980s. Original wiring in period properties may not meet current regulations and could pose a safety risk, while aging plumbing systems may show signs of corrosion, leaks, or outdated materials such as lead pipes or galvanized steel. We visually inspect accessible electrical and plumbing installations and note any obvious concerns, though we always recommend that a qualified electrician and plumber conduct more detailed inspections before completion.

The average property price in Eye and Dunsden stands at £723,000, with detached properties averaging £910,000. This represents a significant investment, and a RICS Level 2 Survey provides essential protection for buyers. Over the past 12 months, property prices in the area have increased by 4%, with detached properties showing the strongest growth at 5%. Despite this positive trend, the property market in Eye and Dunsden, like everywhere, still presents risks that a professional survey can uncover. The cost of a survey represents a small fraction of the property value but can reveal issues that justify tens of thousands of pounds in repair costs or provide negotiating leverage with sellers.

Many properties in Eye and Dunsden are over 50 years old, with some dating back to the C17. These older properties often have hidden issues that only a trained eye will detect. Common problems include rising damp due to failed or non-existent damp-proof courses, deteriorating roof structures with slipped or broken tiles, timber decay in roof voids and floor structures, and outdated electrical and plumbing systems that may not meet current regulations. A Level 2 survey identifies these issues before you commit to the purchase, giving you the information needed to negotiate with the seller or walk away if necessary. Our experience in the local area means we know which properties are more likely to have specific issues based on their age, construction type, and location.

For properties in conservation areas or listed buildings, additional considerations apply. Sonning Eye is a designated Conservation Area with 13 Listed Buildings, and there are concentrations of listed buildings at Playhatch and around Dunsden Green. While a Level 2 Survey can identify defects in these properties, for listed buildings or those with complex historic construction, a Level 3 Building Survey may be more appropriate. Our team can advise you on the most suitable survey type based on the specific property. Properties like Mill House or the historic farmhouses in the parish require specialist heritage expertise that goes beyond the standard Level 2 assessment.

The current planning landscape in Eye and Dunsden also affects buyer considerations. Proposed developments including the Ivy Cottages scheme at Dunsden Green and the contentious 245-unit Gladman proposal near Emmer Green could impact property values and local infrastructure. Our surveyors can provide context on how local development plans might affect your purchase, though we always recommend consulting the Eye and Dunsden Neighbourhood Plan and South Oxfordshire District Council for definitive information on planning matters.