RICS Level 2 Survey in Eye, Moreton and Ashton

Our RICS Level 2 Survey provides a thorough assessment of a property's condition, focusing on significant issues that affect value and safety. We examine all accessible areas of the property, from the roof space to the foundations, documenting any defects, potential problems, or areas requiring immediate attention. The survey includes a detailed inspection of the property's structure, dampness levels, timber condition, and the condition of key building elements such as walls, floors, ceilings, and windows. Our inspectors use specialist equipment including moisture meters, rot detectors, and thermal imaging cameras where appropriate to build a comprehensive picture of the property's condition.

For properties in Eye, Moreton and Ashton, our inspectors pay particular attention to issues commonly found in older buildings. Many properties in this parish date back to the 17th century or earlier, constructed using traditional methods including timber-framing, sandstone rubble, and solid brick walls. These older construction methods can present challenges including damp penetration, outdated electrical systems, and roof deterioration that our survey will identify. We understand how traditional materials behave in the local climate and can distinguish between historic character features and genuine defects requiring attention.

The Level 2 report includes clear ratings for each element inspected: acceptable, requiring attention, or requiring urgent repair. We also provide practical guidance on what to do next if significant issues are found, whether that involves obtaining specialist quotations for repairs or negotiating a reduction in the purchase price with the seller. Each report includes a market value assessment and an insurance rebuild cost estimate, which mortgage lenders often require before proceeding with their valuation.

Properties in this parish frequently present unique challenges due to their age and the traditional materials used in their construction. The clayey soil conditions prevalent throughout the area can cause ground movement affecting foundations, particularly in older properties with shallower footings. Our surveyors are trained to identify signs of structural movement, including cracking patterns in walls, door and window binding, and uneven floor levels that may indicate foundation issues.

• Structural walls and foundations
• Roof covering and structure
• Dampness and moisture levels
• Timber floors and joinery
• Windows and doors
• Plumbing and electrical visible installations
• Exterior finishes
• Chimneys and flues

Properties throughout Eye, Moreton and Ashton present several common defect patterns that our Level 2 surveys frequently identify. The age of many buildings in the parish means that roof coverings are often original or decades old, with tiles suffering from deterioration, slipped sections, or damaged flashings. Our inspectors examine roof spaces thoroughly, checking for signs of water penetration, rot in timber rafters, and inadequate ventilation that could lead to condensation problems. In properties with thatched roofs, which can be found in the more rural parts of the parish, we assess the condition of the thatching material and look for signs of pest infestation or water damage.

Damp issues feature prominently in surveys of period properties across this parish. Traditional solid-wall construction does not have the damp-proof courses found in modern properties, making them more susceptible to rising damp and penetrating moisture. Properties with cement-based renders applied to older brickwork can also experience trapped moisture leading to plaster deterioration and decorative damage. Our survey includes moisture readings throughout the property to assess damp levels accurately. We also examine the condition of any existing damp-proofing measures and advise on appropriate remedial options if needed.

Electrical systems in older properties frequently require updating to meet current safety standards. Many homes in Eye, Moreton and Ashton have consumer units and wiring that dates from the mid-20th century, which may not cope with modern electrical demands. Our survey notes the condition of visible electrical installations and recommends further investigation by a qualified electrician where appropriate. We also check for the presence of older cable types such as rubber-insulated wiring that may pose a fire risk.

The clay-based soil conditions in the area can lead to subsidence and heave issues, particularly in properties with shallow foundations. We carefully examine walls for cracking patterns that may indicate foundation movement, paying particular attention to properties near trees or those that have experienced changes in nearby drainage. The gravel subsoil found in parts of the parish can also create differential settlement issues, especially where ground conditions vary across the property footprint. Our survey will identify any signs of structural movement and recommend appropriate specialist investigation if necessary.

The rural nature of Eye, Moreton and Ashton means that properties often lack the modern building control certifications that come with newer developments. Many homes have been extended or altered over the years without the benefit of building regulations approval, and our survey will identify these alterations and assess their structural integrity. We check for evidence of previous extensions, loft conversions, and structural modifications that may affect the property's value or require remedial action.

Agricultural buildings converted into residential use are a feature of the parish, and these properties present unique survey challenges. Converting barns and farm buildings into homes often involves significant structural work, and we assess the quality of these conversions, checking for issues such as inadequate insulation, ventilation problems, and the condition of converted structural elements. Our experience with Herefordshire properties means we understand the common issues that arise in converted agricultural buildings.

The proximity to Berrington Hall and other historic estates means that some properties in the parish may benefit from surrounding parkland or have specific heritage considerations. While we do not provide heritage consultancy, our survey will note any obvious heritage-related issues or alterations that may affect listed building status or conservation area requirements. Buyers should be aware that purchasing a listed property brings specific obligations regarding maintenance and alteration that may require Listed Building Consent from Herefordshire Council.