RICS Level 2 Homebuyer Survey in Feckenham

Feckenham's housing stock presents particular considerations that make a professional RICS Level 2 survey essential. The village contains a remarkable concentration of historic properties, with many dating back to the C17, C18, and early C19 centuries. These period properties, while characterful, often exhibit defects associated with their age, including rising damp, outdated electrical systems, and wear to original structural elements. Our surveyors regularly inspect properties along the High Street, The Square, Droitwich Road, and Alcester Road, where the majority of these historic homes are located, giving us firsthand experience with the common issues affecting each construction type.

The underlying geology of Feckenham consists predominantly of clay and sands and gravels, with impermeable clays and mudstones dominating the Warwickshire Avon sub-catchment. This clay-rich soil creates potential for shrink-swell ground movement, which accounts for over 75% of subsidence cases across the UK. Our surveyors specifically assess for signs of structural movement, cracking, and foundation issues that may relate to these ground conditions. We pay particular attention to properties with large trees or shrubs nearby, as tree roots can exacerbate moisture changes in clay soils, leading to subsidence.

Flood risk is another significant consideration for properties in Feckenham. The village sits within the Bow Brook catchment area, with historical flooding recorded at the "Whirly Hole" west of the village dating back to Medieval times. The Bow Brook at Feckenham has reached heights of 2.47m in flood events, with significant flooding occurring in 2007. Surface water flooding is also a concern, particularly given local residents' objections to new developments citing existing drainage issues. A Level 2 survey will identify flood risk factors and drainage concerns specific to the property location, including the property's proximity to water courses and any existing flood mitigation measures.

Many properties in Feckenham are either listed buildings or within the Conservation Area, which was established in 1969 and extended in 1995 and 2006. Properties like The Manor (a Grade II* building remodelled around 1730), Norgrove Court (built around 1649), and numerous C17 timber-framed cottages require specialist knowledge to assess accurately. Our chartered surveyors understand the specific defects associated with traditional construction methods, including timber-framed buildings with rendered infill, red brick Georgian properties, and sandstone base construction.

• Rising damp and penetrating damp in period properties
• Signs of structural movement and subsidence
• Roof condition and age-related defects
• Outdated electrical and plumbing systems
• Flood risk and drainage assessment
• Timber decay including rot and woodworm

Properties in Feckenham showcase a variety of traditional construction methods that our surveyors are trained to assess. Many houses in the village centre are built of red brick, with excellent examples of late Georgian work along the High Street. Mid-C18 properties often feature brick on sandstone base with Roman cement dressings, while C17 houses commonly utilise timber-framed construction with brick infill. Our surveyors understand these different construction types and the typical defects associated with each, from the shrinkage of timber frames to the deterioration of lime-based mortars.

Norgrove Court, built around 1649, exemplifies traditional handmade brick in English bond with sandstone ashlar dressings - a construction method that requires specific expertise to assess accurately. The Manor, remodelled around 1730, demonstrates brick with ashlar dressings typical of the Georgian period. These historic construction methods present unique challenges during survey, as modern standard assessment criteria may not fully capture the condition of traditional building elements. Our chartered surveyors have the experience to evaluate these properties appropriately, understanding that some degree of movement or deterioration may be historically acceptable while identifying genuine defects requiring attention.

The presence of clay soils across the Feckenham area means that properties with large trees or shrubs nearby may be at increased risk of subsidence. Our surveyors pay particular attention to trees within falling distance of buildings, the condition of drains, and any signs of ground movement that could indicate shrink-swell activity. The underlying geology, with its mix of clay and sands and gravels, creates variable ground conditions across the village that can affect different properties differently. Properties near Bow Brook or its tributaries face additional consideration from potential flooding, and our surveyors will assess flood risk based on the property's location, historical records, and any existing mitigation measures.

• Red brick Georgian properties
• Timber-framed C17 cottages
• Sandstone base construction
• Traditional plain tiled roofs
• Render and weatherboard finishes