RICS Level 2 Survey in Haydon Wick

Our RICS Level 2 Survey provides a detailed inspection of all accessible areas of the property, including the roof, walls, floors, windows, doors, and plumbing and electrical systems. The surveyor will assess the overall condition of the property and rate each element as either satisfactory, requiring attention, or requiring urgent repair. You'll receive a clear condition rating system that makes it easy to understand the severity of any issues found, from minor cosmetic defects to major structural concerns that could impact the property's safety or value. The report also includes a market value opinion and an insurance reinstatement figure for rebuild costs.

In Haydon Wick, our surveyors are particularly experienced in identifying issues common to the local housing stock. Properties built during the 1980s and 1990s, which make up a significant portion of the area's housing, often show signs of wear to roof coverings, gutters, and fascias. The underlying geology in Haydon Wick, which sits on Oxford Clay Formation with some areas of Kellaways Formation, means our surveyors pay close attention to any signs of subsidence or movement that could indicate shrink-swell behaviour in the clay. This is especially important for properties with mature trees or those with shallower foundations that may be more vulnerable to ground movement during periods of drought or excessive rainfall.

The survey also includes an assessment of potential risks such as flooding from surface water, which has been identified as a concern in certain parts of Haydon Wick during periods of heavy rainfall. We check for adequate drainage, the condition of damp-proof courses, and ventilation systems that prevent condensation and mould growth, issues we commonly see in properties with modern double glazing but insufficient airflow. Many homes in the area were built with cavity wall construction using red brick, often with concrete roof tiles, and our surveyors understand how these materials perform in the local climate.

You will also receive practical recommendations for addressing any issues discovered, along with estimates of likely repair costs where appropriate. If we identify any concerns that require further specialist investigation, such as potential subsidence or significant structural movement, we will recommend engaging a structural engineer before you commit to the purchase.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows and doors
• Damp and rot assessment
• Electrical and plumbing systems
• Drainage and gutters
• Boundary walls and outbuildings
• Energy performance rating review

Our surveyors regularly identify several common issues when inspecting properties in Haydon Wick. Damp problems, particularly rising damp or penetrating damp, are frequently found in older properties or those with inadequate drainage. The clay-based soil in the area can affect moisture levels in the ground, and properties with compromised damp-proof courses or poor ventilation are particularly susceptible. Our surveyors use their expertise to identify the cause and severity of any damp issues and provide clear recommendations for remediation. Properties built before 2000 may also contain asbestos-containing materials, which were commonly used in construction until the late 1990s. Asbestos may be present in artex ceilings, pipe insulation, garage roofs, or other building elements, and while not always a serious concern, it should be properly identified so it can be managed safely during any renovation work.

Roof condition is another area of concern, especially for properties built in the 1980s and 1990s that may have original roof coverings reaching the end of their lifespan. We inspect tiles, felt, flashing, gutters, and fascias for signs of wear, damage, or deterioration. The concrete roof tiles commonly used on properties from this era can become brittle and prone to cracking over time, leading to water ingress and damage to underlying timbers. Electrical and plumbing systems from the 1970s and 80s are also commonly encountered, and many of these original systems are nearing the end of their safe operational life. Our survey reports highlight any outdated electrical wiring, consumer unit concerns, or plumbing materials that may require updating to meet current safety standards.

Given that Haydon Wick sits on Oxford Clay Formation with its associated shrink-swell risk, our surveyors pay particular attention to signs of subsidence or structural movement. This includes checking for cracking in walls, particularly diagonal cracks near windows and doors, doors that stick or do not close properly, and any signs of uneven floors. Properties with mature trees nearby are especially vulnerable as tree roots can draw moisture from the clay, causing it to shrink and heave seasonally. If we identify potential concerns, we will recommend further investigation by a structural engineer before you proceed with your purchase.

Surface water flooding is also a consideration in parts of Haydon Wick, particularly in more urbanised areas where drainage capacity may be stretched during heavy rainfall. Our surveyors check the general drainage arrangements and flag any areas of concern that might require further investigation with the local authority or drainage engineer.