RICS Level 2 Survey Girton, Cambridge

Girton presents a unique set of challenges for property buyers that make a RICS Level 2 Survey particularly valuable. The local geology consists predominantly of Gault Clay, which creates a moderate to high shrink-swell risk. This means the ground expands when wet and contracts during dry periods, potentially affecting foundations and causing structural movement. Properties with shallow foundations, common in older buildings constructed before modern building regulations, are particularly vulnerable to these ground conditions. Our surveyors are trained to identify the signs of this type of movement, including characteristic cracking patterns in walls and doors that stick or don't close properly.

The village features a significant proportion of older properties, with many pre-1919 houses in the Conservation Area around Girton College and the High Street. These historic properties often have solid brick walls, original damp-proof courses that may have failed over time, and older roofing systems that require careful inspection. Our surveyors regularly identify issues such as rising damp in ground floor walls, worn slate and clay tile roofs with broken or slipped tiles, and timber defects including rot in rafters and joists. The Conservation Area status also means some properties may have heritage considerations that affect what alterations are possible after purchase.

Additionally, Girton's proximity to Cambridge means many properties serve as homes for professionals working at the University, Addenbrooke's Hospital, or the various science parks in the area including Cambridge Science Park and the Babraham Research Campus. This demand has led to new developments like Phoenix (Hill) at CB3 0GP, where properties range from £459,950 for a 2-bedroom home to larger family houses costing significantly more. Even new builds can benefit from a Level 2 Survey to identify any snagging issues before completion, and our surveyors know what to look for in recently constructed properties.

• Gault Clay shrink-swell risk
• Historic Conservation Area properties
• Mix of pre-war and modern construction
• Surface water flooding potential

Understanding the construction methods used in Girton properties helps our surveyors identify the most common defects and provide accurate assessments. The older properties in the village, particularly those built before 1919, were typically constructed with solid brick walls using local red brick. These solid walls lack cavity insulation and rely on the original damp-proof course to prevent moisture from rising from the ground. Over time, these damp-proof courses can fail or become bridged by external ground levels, leading to rising damp problems that our surveyors frequently identify during inspections.

Properties built between 1919 and the 1970s often feature early cavity wall construction, though many still use traditional timber pitched roofs with slate or clay tiles. These mid-century properties may have shallow strip foundations that were standard at the time but can be problematic with the local Gault Clay. Our surveyors pay particular attention to the foundations and sub-floor conditions in these properties, looking for signs of movement or deterioration that may indicate foundation issues.

More recent construction in Girton, including properties at the Phoenix development and other newer housing, uses modern cavity brickwork construction with deeper foundations designed to mitigate the shrink-swell clay risks. These modern properties typically feature concrete tiled roofs, uPVC windows, and modern damp-proof courses. However, even new builds can have defects, and our Level 2 Survey will identify any issues with construction quality, air tightness, or snagging items that the developer should address before your purchase completes.

• Pre-1919 solid brick walls with traditional lime mortar
• Early cavity wall construction (1919-1970s)
• Modern cavity wall with brick outer leaf
• Concrete tile and slate roofing systems

The RICS Level 2 Survey provides a comprehensive visual inspection of the property's condition, covering all major elements from the roof to the foundations. Our surveyors examine the structure, walls, roof, ceilings, doors, windows, floors, stairs, bathrooms, and kitchens. We also inspect the property's services, including electrical, gas, and plumbing systems, though we don't test them extensively. The survey is visual, meaning we don't lift floorboards or remove plaster, but we access all readily accessible areas to provide a thorough assessment.

In Girton, where many properties have mature trees in their gardens, our surveyors specifically assess the relationship between trees and foundations. Trees near properties on clay soil can exacerbate shrink-swell movement, potentially causing subsidence. We check for signs of movement, cracking, or subsidence that may indicate foundation issues related to the local clay geology. We also examine boundary walls, fences, and outbuildings, as these can be affected by the same ground conditions that impact the main structure.

The survey includes a clear rating system for each element: Condition Rating 1 means no repair is needed, Condition Rating 2 indicates defects requiring attention, and Condition Rating 3 identifies defects requiring urgent repair. This straightforward system helps you understand exactly what work may be needed and at what priority. For properties at the Phoenix development or other new builds, we identify any snagging items that need addressing before the warranty period expires. The report also includes a market value assessment and rebuild cost for insurance purposes.

• Structural walls and foundations
• Roof, chimneys, and gutters
• Damp and timber condition
• Windows, doors, and joinery
• Electrics, plumbing, and heating
• Boundaries and exterior spaces

Our experience surveying properties in Girton reveals several recurring issues that buyers should be aware of. Damp problems are extremely common, particularly in the older brick properties that make up much of the village's housing stock. Rising damp occurs when the damp-proof course has failed or been bridged, while penetrating damp often affects walls exposed to prevailing winds. In properties with solid walls, lack of cavity insulation can also contribute to condensation issues. Our surveyors use moisture meters to assess damp levels and identify the source of any moisture problems.

Roof defects are another frequent finding in our Girton surveys. Properties over 50 years old often have wear and tear to roof tiles, lead flashing, gutters, and fascias. Slate and clay tile roofs, common on older properties, may have broken or slipped tiles, deteriorating mortar, or corroded leadwork. Our surveyors inspect the roof from both inside the roofspace and externally where safe access is possible. We look for signs of previous repairs, inadequate ventilation, and any timber defects that might indicate rot or woodworm activity.

Given the Gault Clay geology, subsidence and structural movement are significant concerns in Girton. Properties with shallow strip foundations, common in pre-1970s construction, can be affected by ground movement caused by the shrink-swell clay. Trees close to properties, particularly in mature gardens with species like oak, ash, or poplar, can exacerbate this issue by extracting moisture from the clay soil. Our surveyors carefully examine walls for cracking patterns that may indicate subsidence or foundation issues, including vertical cracks, stepped cracks in brickwork, and cracks that are wider at the top than the bottom.

Outdated electrical and plumbing systems are commonly found in Girton properties built before the 1980s. Original wiring may not meet current regulations and could pose a safety hazard, particularly if the consumer unit has not been upgraded. Similarly, old lead or galvanised pipes may be present, with potential for reduced water pressure and quality. Our survey reports highlight these issues and recommend further investigation by qualified electricians and plumbers. We also check the condition of the heating system and any solid fuel appliances.