RICS Level 2 Survey in Hannington

Hannington's property landscape presents a fascinating mix of architectural periods and construction types that our surveyors encounter regularly. The village boasts 17 Grade II Listed Buildings alongside numerous unlisted period properties, creating a diverse housing stock that requires experienced assessment. Properties range from grand manor houses like Hannington Hall (Grade II*, dating from 1653) to more modest terraced cottages, with a cluster of 20th-century council houses at Skinners Close providing relatively modern stock. The Church of St John the Baptist, with its 12th-century origins and major rebuilding around 1870, dominates the village centre and gives context to the age of properties you will find here.

The predominant building materials in Hannington reflect the local geology and traditional building practices of North Wiltshire. Local stone and red brick dominate the village's appearance, with rubble stone construction featuring prominently on older cottages. Roofs typically utilise stone-tile or Welsh slate, while agricultural buildings often feature clay pantiles. Some historic barns, including one at Hill Farm, retain their original thatched roofs, demonstrating the range of traditional building methods present in the area. Understanding these materials is crucial because each type has its own characteristic defects and maintenance requirements that our surveyors know to look for.

Given this mix of construction types, a Level 2 survey is particularly valuable for Hannington purchasers. Properties built before cavity wall construction became standard require careful assessment for damp penetration, while older solid-walled homes may lack modern damp-proof courses. The presence of historic features and listed building status can also affect both the survey scope and any subsequent renovation plans you might have. Our surveyors are experienced in identifying issues that affect properties of this age, from stone wall deterioration to historic roof covering condition, and will flag any concerns that might impact your intended use of the property.

• Solid stone wall construction
• Traditional slate and stone-tile roofs
• Period features and listed status
• Varying roof ages across properties

Our experience surveying properties across Hannington and North Swindon means we know the specific issues that frequently affect homes in this area. The age of much of the housing stock means that damp-related problems are among the most common findings. Solid-walled period properties often lack cavity wall insulation and modern damp-proof courses, making them susceptible to both rising damp and penetrating damp, particularly given the local climate. Condensation issues are also prevalent, especially in properties with single-glazed windows that remain common among older homes. We check walls for signs of damp staining, measure moisture levels, and assess the effectiveness of any existing damp-proofing measures.

Roof conditions represent another significant area of concern in Hannington. Traditional slate and stone-tile roofs on period properties can suffer from slipped or broken tiles, deteriorating mortar joints, and deterioration around chimneys and verges. Many older roofs will have been repaired over the years using various materials, and our surveyors assess whether these repairs are adequate and whether the roof structure shows signs of past or current leakage. For properties with thatched roofs, such as the barn at Hill Farm, specialist assessment may be recommended. We examine flashings, valleys, and roof space timbers for any evidence of water ingress that might not be immediately apparent from inside the property.

Given the village's proximity to the River Thames along its northern boundary, we also consider flood risk in our surveys. While Hannington is not typically subject to significant flooding, properties near the river or in lower-lying areas warrant careful assessment of drainage and any history of water ingress. The Thames Path runs along the edge of the parish at Hannington Wick, indicating areas where river flood risk is present. Surface water flooding can affect any property, and we examine the general topography and drainage around each property we survey. We also check gutters, downpipes, and ground levels to ensure water is being directed away from the building properly.

Structural movement and subsidence are important considerations in Hannington due to the clay soils that characterise much of the Thames Valley. We examine walls for signs of cracking, paying particular attention to any pattern of movement that might indicate foundation issues. While most period properties will show some age-related movement, we assess whether any cracking is historic and stable or whether it represents ongoing movement that might require further investigation. Our surveyors also check for signs of previous underpinning or structural repairs that might indicate past problems.

• Rising and penetrating damp in solid walls
• Roof tile deterioration and slipped slates
• Chimney condition and mortar decay
• Window and joinery condition
• Drainage and surface water issues
• Foundation and subsidence movement