RICS Level 2 Survey Great Staughton

Great Staughton's distinctive housing stock makes professional surveys particularly valuable. With 66% of properties being detached homes and a significant number of period buildings including 17th-century timber-framed houses and Victorian-era properties, the village has one of the highest proportions of older homes in Huntingdonshire. These traditional properties, while full of character, often conceal issues that only an experienced surveyor would detect. The historic centre around The Town features predominantly houses constructed between 1800 and 1911, many of which retain original features that require careful assessment during any survey.

The local geology presents specific challenges that our surveyors address. Great Staughton sits within National Character Area 88, the Bedfordshire and Cambridgeshire Claylands, meaning clay-rich soils are prevalent throughout the area. These soils are susceptible to shrink-swell behaviour, where moisture changes cause the ground to expand and contract. This ground movement can lead to subsidence, which manifests as cracks in walls, uneven floors, and doors or windows that no longer close properly. Our inspectors are trained to identify the subtle signs of this type of movement, particularly in properties with large trees nearby that can exacerbate moisture-related ground movement.

Additionally, parts of Great Staughton, particularly The Town and The Highway, fall within the River Kym flood warning area. Properties in these locations have experienced flooding during periods of persistent heavy rainfall. Surface water flood risk has also been identified in areas around The Green, particularly at Land East of the B661. A Level 2 Survey will note these environmental risks and their potential impact on the property's long-term stability and insurance implications. Given that the Great Staughton Neighbourhood Plan acknowledges these surface water constraints, buyers should be particularly vigilant about flood risk when purchasing in these areas.

The village's conservation status adds another layer of complexity for buyers. Great Staughton has a designated Conservation Area, and numerous properties are listed buildings, including the Grade I listed Church of St Andrew and many Grade II listed properties on The Highway, Cage Lane, The Green, and The Town. Any alterations to these protected properties require Listed Building Consent, and our surveyors understand the implications of conservation regulations on property maintenance and potential modifications.

• Period Property Defects
• Clay Subsidence Risk
• Flood Zone Assessment
• Structural Movement Analysis
• Conservation Area Considerations

Our surveyors regularly identify several recurring issues in Great Staughton's older properties. Damp problems are particularly common, especially in timber-framed buildings where original construction methods predated modern damp-proof courses. Rising damp affects many period properties, while penetrating damp can result from defective gutters, damaged roofs, or deteriorating windows. Condensation issues often arise in properties with inadequate ventilation, particularly in older homes that have had double glazing installed without adequate background ventilation. The traditional construction methods used in many Great Staughton homes, which often employed lime-based mortars and breathable walls, can be damaged by inappropriate modern treatments that trap moisture.

Timber decay, including both dry rot and wet rot, frequently affects older homes in the area. These fungal rots thrive in damp, poorly ventilated conditions and can cause significant structural damage if left untreated. Woodworm infestation is another concern in traditional timber-framed properties, potentially compromising structural beams and floor joists. Our inspectors are trained to identify the early signs of timber decay, including fungal growth, woodworm holes, and crumbly or soft timber that indicates active infestation.

Roof defects are consistently identified during surveys of older Great Staughton properties. Missing or broken tiles, sagging roof lines, leaks, and inadequate insulation are common findings. Many period properties also have outdated electrical systems that may not meet current safety standards, with aging wiring, insufficient power outlets, and old consumer units requiring attention. Given that many homes in the village date from the Victorian era or earlier, the electrical systems in these properties are often well beyond their expected service life and may not comply with current Part P building regulations.

The clay soil conditions in Great Staughton mean our surveyors pay particular attention to signs of subsidence or ground movement. Trees and shrubs near properties can exacerbate moisture-related ground movement, causing foundations to shift over time. Our inspectors look for diagonal cracks, uneven floors, and doors or windows that stick, all potential indicators of structural issues. Properties near the River Kym floodplain, particularly those on The Town and The Highway, may also have had historic groundworks or flood defence measures that affect the foundations.

Another significant concern in this area is the presence of asbestos in properties built or renovated during the mid to late 20th century. Houses along The Causeway, built in the 1970s and 1980s, may contain asbestos in ceiling tiles, pipe insulation, or floor coverings. Our surveyors will note any suspected asbestos-containing materials and recommend appropriate testing and remediation before any renovation work is carried out.

• Rising and Penetrating Damp
• Dry and Wet Rot
• Roof Tile Damage
• Outdated Electrics
• Subsidence Cracks
• Timber Frame Issues
• Asbestos in 1970s-80s Properties