RICS Level 2 Home Survey in Fornham St Martin

The RICS Level 2 Survey, formerly known as the HomeBuyer Report, represents the industry standard for property inspections across the UK. In Fornham St Martin, where a substantial proportion of properties were constructed between 1800 and 1911, this survey type offers particular value. Older properties in this village often exhibit characteristics typical of Victorian and Edwardian construction, including solid walls, traditional roof structures, and period features that require knowledgeable assessment. Our chartered surveyors examine every accessible area of the property, from the roof space to the foundations, providing you with a clear picture of the property's condition. We understand that many of these older homes were built with lime mortar pointing rather than modern cement, which affects how they should be maintained and indicates their vulnerability to certain types of damp penetration.

The recent property market data for Fornham St Martin shows interesting trends that highlight the importance of getting a professional survey. Rightmove reports that average sold prices have fallen 28% compared to the previous year and are now 17% below the 2022 peak of £444,125. Despite these fluctuations, property values in the IP31 1SW postcode area have increased by 14.5% over the last decade. When investing in a property in this market, whether you are looking at a terraced house around £225,000 or a detached family home approaching £450,000, a thorough survey helps ensure you're making a sound financial decision. The current market conditions actually make a survey more valuable, as price reductions may tempt buyers toward properties that could have hidden defects requiring significant remediation investment.

Our Level 2 surveys include a detailed visual inspection of all major elements of the property, including walls, floors, ceilings, roof, joinery, and building services. We specifically assess the condition of load-bearing elements, check for signs of damp or timber defects, and evaluate the overall structural integrity. For properties in Fornham St Martin with their mix of older period homes and more recent additions, this comprehensive approach identifies issues that might otherwise remain hidden until they become expensive problems. Our surveyors pay particular attention to the condition of original features such as sash windows, which are common in Victorian properties, as these can be expensive to repair or replace if they have deteriorated significantly.

The survey report uses a traffic light rating system to clearly indicate the condition of each element: red for urgent issues requiring attention, amber for defects that need resolving, and green for satisfactory condition. This straightforward format helps you prioritise any remedial work and negotiate with sellers if significant issues are identified. Our reports also include market valuation and insurance rebuild cost estimates, giving you complete information for your property decision. In the current Fornham St Martin market, where properties have seen significant price adjustments, having accurate rebuild cost estimates is particularly important for insurance purposes, as the true cost of rebuilding may differ substantially from the purchase price.

• Visual inspection of all accessible areas
• Condition ratings for every element
• Market valuation and rebuild cost
• Damp and timber defect assessment
• Roof and chimney inspection
• Electrical and plumbing visual check

Our inspectors approach each property in Fornham St Martin with a systematic methodology that covers all major structural elements and building systems. We begin with the exterior, examining the walls for signs of movement, cracking, or weathering. The predominant period properties in the area often feature traditional brickwork or render that can show age-related wear. We check the condition of pointing, look for signs of damp penetration, and assess the overall stability of the wall structure. Many Victorian and Edwardian properties in this area were built with solid walls that lack modern damp-proof courses, making them more susceptible to rising and penetrating damp, particularly in areas with high water tables.

The roof receives particular attention during our inspections. We examine the roof covering, flashings, and chimneys from both the exterior and accessible interior spaces. Many older properties in Fornham St Martin retain their original roof structures, which may include traditional timber rafters and fixings. Our surveyors assess the condition of these elements, looking for signs of decay, past repairs, or structural movement. We also check the condition of fascias, soffits, and guttering, which are common areas for defects in properties of any age. Properties with original clay tile roofs from the Victorian period often require careful assessment, as the tiles may have become brittle or suffered from frost damage over more than a century of exposure to the elements.

Inside the property, we inspect the condition of floors, walls, and ceilings. We look for signs of damp, which can be particularly problematic in older properties with solid walls that lack modern damp-proof courses. Our surveyors use moisture meters and professional judgment to assess current damp conditions and identify potential issues. We also examine joinery items such as windows, doors, and staircases, assessing their condition and operation. In period properties, we often find that original sash windows have been poorly maintained or that internal joinery has been affected by fluctuating humidity levels over the years.

The inspection includes a visual check of electrical, gas, and plumbing installations. While we don't conduct detailed testing of these systems, we identify obvious safety concerns, outdated installations, and areas that would benefit from further investigation by specialist contractors. For example, we might note that a property retains its original Victorian era electrical wiring, which would require updating, or identify a gas installation that clearly needs professional inspection. Many older properties in Fornham St Martin will have had their services upgraded at various points, and we assess whether these improvements meet current standards.

We also examine the grounds surrounding the property, including boundaries, drainage, and any outbuildings. Many properties in Fornham St Martin have traditional brick or timber outbuildings that may have been converted to garages, workshops, or annexes over the years. These structures require careful assessment as they may have different construction standards and may not benefit from the same level of maintenance as the main dwelling. We also note the condition of fences, walls, and gates that define the property boundaries, as these can be expensive to repair or replace.

• Wall structure and condition
• Roof covering and chimneys
• Damp and moisture detection
• Floor structures and surfaces
• Windows and doors
• Electrical and gas installations
• Plumbing and drainage
• Outbuildings and boundaries