RICS Level 2 Survey in Fair Oak and Horton Heath

Our RICS Level 2 survey provides a comprehensive inspection of the property you are looking to buy, focusing on all the main structural elements and potential issues. Our inspectors examine the walls, roof, foundations, dampness levels, and overall condition of the building. We check for signs of structural movement, which is particularly important in this area due to the clay-rich soils that can cause shrink-swell related subsidence issues. The survey also covers windows, doors, plumbing, electrical systems, and insulation. We visually assess the condition of all accessible areas without moving furniture or carrying out invasive investigations.

For properties in Fair Oak and Horton Heath, our inspectors pay special attention to the age and condition of the property. Many homes in the village date back to the early 20th century or earlier, with traditional brick and stone construction that may have solid walls without modern damp-proof courses. We also assess any extensions or alterations that may have been carried out over the years, checking whether they meet current Building Regulations and do not compromise the structural integrity of the property. Our surveyors are familiar with the construction methods used in local properties, from the Victorian and Edwardian cottages to the 1980s and 1990s developments in Horton Heath.

The Level 2 survey includes a clear traffic light rating system showing condition ratings for each element of the property. Our detailed report explains any defects found, their likely cause, and what repairs or further investigations might be needed. We also provide practical guidance on maintenance matters that will help you protect your investment long-term. For properties in the proposed development areas or near the new One Horton Heath site, we can advise on any specific considerations related to the local geology or recent construction activity in the area. The report includes photographs of any issues found and clear recommendations for prioritising repairs.

The survey covers eight main areas of the property. We inspect the external walls and brickwork condition, looking for cracks, weathering, and signs of movement. The roof covering and flashing are examined for damage, missing tiles, and deterioration. We use moisture detection equipment to identify dampness issues, particularly important in older properties with solid walls. Our structural movement assessment checks for signs of subsidence or settlement, which is crucial given the clay soils in the area. We also examine windows, doors, and joinery, provide a visual overview of plumbing and electrical systems, check insulation levels, and assess outbuildings and boundary conditions.

• External walls and brickwork condition
• Roof covering and flashing
• Damp and moisture detection
• Structural movement assessment
• Windows, doors, and joinery
• Plumbing and electrical overview
• Insulation and energy efficiency
• Outbuildings and boundaries

Our experience surveying properties across Fair Oak and Horton Heath means we know exactly what problems to look for in the local housing stock. Many properties in the village centre date from the early 1900s and feature traditional construction methods that can present specific challenges. We frequently identify rising damp in solid-walled properties that lack modern damp-proof courses, particularly in ground floor rooms where moisture from the ground can travel up through the brickwork. This is especially common in properties along St Thomas Road and the older parts of Horton Heath that have not been modernised.

Roof defects are another common finding, especially on older properties where ridge tiles may have loose mortar, flashings have deteriorated, or slipped tiles have allowed water ingress. The general aging of the housing stock means that timber defects, including rot in window frames and woodworm in structural timbers, appear regularly in our surveys. We also find outdated electrical installations and plumbing systems that may not meet current safety standards, particularly in properties that have not been updated for many years. In some properties, we still encounter old rubber-core cabling or even lead water pipes that need replacing.

Given the local geology with its clay soils, we always check carefully for signs of subsidence or structural movement. Trees near properties can draw moisture from the soil, causing it to shrink and leading to foundation movement. This is particularly relevant for properties on Crowdhill or near the rural lanes surrounding the village where mature trees are common. Our surveyors will identify any cracks or signs of movement and advise on whether further structural engineer inspections are needed. We look specifically at the pattern and width of cracks, checking whether they are indicative of genuine structural concerns or just superficial cosmetic issues.

Surface water drainage is another area of concern in parts of Fair Oak and Horton Heath. Some residents in the Allington Lane area have experienced flooding due to limited culvert capacity, particularly during periods of heavy rainfall. When surveying properties in these areas, we pay attention to the drainage systems, the fall of the land around the property, and any signs of previous water damage. For new build properties, we check that the drainage installation appears properly configured and that there are no obvious defects that could lead to problems.

• Rising damp in solid-walled properties
• Roof defects and tile slippage
• Structural movement and subsidence
• Timber decay and woodworm
• Outdated electrical systems
• Inadequate insulation
• Poor drainage and surface water issues
• Historic alterations and extensions

The area is experiencing significant growth with several major developments underway or planned. The One Horton Heath development is the largest, providing 2,500 new homes and transforming the western side of the village. This development by Eastleigh Borough Council is creating a new community with commercial hubs and facilities. Crowd Hill Green, developed by Highwood Group and Bloor Homes, has delivered 326 new properties including one to five-bedroom homes, while smaller developments like The Orchards have added individual homes to the local stock. The Pembers Hill Farm development on Mortimers Lane has also added around 250 new dwellings to the area.

Even if you are purchasing a brand-new property, a Level 2 survey can still provide valuable . Our inspector can identify any snagging issues or construction defects that may not be immediately obvious to the untrained eye. New builds can have issues with fit and finish, particularly in properties where construction has been rushed to meet targets. We check that everything has been completed to acceptable standards and flag any problems before you move in. Common issues in new builds include poorly fitted windows, incomplete sealing around wet areas, and cosmetic defects that should be remedied by the developer.

For the proposed North East Fair Oak development, which could bring up to 3,400 additional homes, the area will continue to expand significantly. If you are considering purchasing off-plan or in a newly completed phase, a survey can help you understand exactly what is included in your purchase and identify any concerns with the build quality or specification. We can also advise on any specific considerations related to the local area, such as potential noise from construction activity or changes to local infrastructure. Our knowledge of the local geology means we can also comment on any ground conditions that may affect new build properties.

It is worth noting that Bloor Homes had a planning application for 245 homes on land south of Mortimers Lane rejected in December 2025, so the exact pace of future development may vary. However, the existing new build stock in the area continues to grow, and we recommend a Level 2 survey even for new properties to ensure you are fully aware of any issues before completing your purchase. The relatively modest cost of a survey compared to the property value makes it a worthwhile investment for any buyer.