RICS Level 2 Survey in High Laver

Our RICS Level 2 Survey provides a comprehensive visual inspection of the property's accessible areas, examining the condition of the roof, walls, floors, windows, doors, and important fixtures. The surveyor will identify any defects, potential issues, or areas requiring future maintenance, categorising findings by their severity. For properties in High Laver, where many homes date back centuries, our inspectors pay particular attention to the structural elements that commonly reveal age-related concerns, including roof timbers, load-bearing walls, and damp proof courses that may be missing or deteriorated in older construction.

The survey includes an assessment of the property's services, reviewing the electrical, gas, and plumbing systems where visible and accessible. Our surveyors will note any obvious safety concerns or systems that appear not to comply with current regulations. In High Laver's older properties, particularly those constructed before 1919, we frequently encounter outdated electrical installations that require upgrading, as well as plumbing systems using outdated materials such as lead or galvanised steel pipes that have reached the end of their serviceable life. We test a sample of sockets and switches where accessible to identify potential fire hazards or faulty wiring.

We provide clear ratings for each element inspected: Condition Rating 1 indicates no repairs are currently needed, Condition Rating 2 means repairs are needed but are not urgent, and Condition Rating 3 indicates serious defects requiring urgent attention. This system helps you prioritise any remediation work and negotiate with the seller if significant issues are identified. The report also includes market valuation and insurance rebuild cost estimates, giving you a complete financial picture of the property. Our valuation takes into account the current market conditions in High Laver, where prices have shown significant movement from previous peaks.

During the inspection, our surveyor will also assess the property's surroundings, including any visible signs of ground movement, nearby trees that might affect foundations, and the condition of boundaries and access ways. In rural parts of High Laver, we often see properties with large gardens and outbuildings that require separate assessment. We examine garages, sheds, and other detached structures, noting their condition and any defects that might require attention or affect the overall property value.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows and doors
• Damp proof course
• Electrical systems
• Plumbing and drainage
• Insulation
• Garage and outbuildings

The High Laver area boasts a rich architectural heritage, with numerous properties dating back to the 17th and 18th centuries. While these historic homes offer character and charm, they also come with specific challenges that our surveyors regularly identify. The presence of 18 or more listed buildings in the immediate area indicates a housing stock that includes significant numbers of older properties requiring careful assessment. Many of these homes were constructed using traditional building methods that differ substantially from modern construction, including lime mortar pointing, timber frame structures, and wattle-and-daub infill panels that require specialist knowledge to evaluate properly.

One of the most common issues our surveyors find in High Laver's older properties is damp. Traditional Victorian and Edwardian properties often lack effective damp proof courses, or if present, these may have failed over time. Rising damp and penetrating damp can affect walls, cause deterioration of plasterwork, and create unhealthy living conditions. Our inspectors will thoroughly assess damp levels using moisture meters and identify the source of any dampness, recommending appropriate remediation measures. Properties with solid walls rather than cavity walls are particularly susceptible to damp and may require specialist treatment. We frequently find that original lime plaster has been covered with modern cement-based renders, which can trap moisture and cause problems.

Roof conditions represent another significant concern in the local area. Many older properties feature original roof structures with traditional clay or slate tiles that may have been repaired numerous times over the decades. Our surveyors inspect roof coverings for missing or damaged tiles, examine ridge tiles for movement, and assess the condition of flat roofs where applicable. In properties with thatched roofs, which can be found in the surrounding villages, our survey will note the condition of the thatching and any signs of deterioration that could lead to water ingress. We also examine the condition of lead flashing and gutters, which are common failure points on older properties.

Electrical and plumbing systems in older High Laver properties often require particular attention. Many homes built before 1919 still have their original or early 20th-century wiring, which may not cope with modern demands. We inspect the consumer unit, wiring condition where visible, and test a sample of sockets. For plumbing, we look for signs of corrosion, leaks, and the type of pipework used. Galvanised steel pipes and lead supply pipes are commonly encountered and should be considered for replacement. Our report will flag any concerns and recommend further investigation by qualified electrical and plumbing contractors.

• Structural movement and subsidence
• Damp and condensation issues
• Roof deterioration
• Outdated electrical systems
• Plumbing and drainage age
• Timber decay and woodworm
• Asbestos-containing materials
• Windows and glazing condition

Once our surveyor completes the inspection, you'll receive a comprehensive report that forms the basis of your purchasing decision. The report uses the RICS standardised format, making it easy to compare with other survey reports if needed. Each section of the property receives a Condition Rating, with Rating 3 items highlighted as requiring urgent attention. This clear system helps you prioritises any work needed and provides ammunition for negotiations with the seller if significant defects are found.

The report includes three important financial figures: the current market valuation, which reflects what the property might sell for in current market conditions, the insurance rebuild cost, which is the estimated cost to rebuild the property if it were destroyed, and an auction guide if the property is being sold at auction. Given the current market conditions in High Laver, where prices have shown significant movement, our valuation figure provides a valuable benchmark for your purchase negotiations. Recent data shows prices in the area have adjusted substantially from the 2021 peak of £1,189,050, making accurate valuation particularly important for buyers.

If the survey identifies any areas of concern, we'll clearly explain what these mean and recommend appropriate next steps. This might include obtaining specialist reports from structural engineers, damp specialists, or electrical contractors. We'll also advise on what might be reasonable to request from the seller, whether that's a price reduction to cover repair costs or an agreement to complete certain works before completion. Our goal is to ensure you have all the information needed to proceed with confidence or to renegotiate terms if the property reveals unexpected problems.

The report also includes practical advice on ongoing maintenance for the property, helping you plan for future repairs and maintenance costs. This is particularly valuable for older properties in High Laver where ongoing maintenance of traditional building elements can be significant. We'll highlight any urgent repairs needed immediately and suggest a schedule for future maintenance work to protect your investment over the long term.