RICS Level 2 Survey in Hixon

The housing stock in Hixon reflects the village's established nature, with a significant proportion of properties built before 1980. Many of these homes are over 50 years old and may have underlying issues that are not immediately visible during a casual viewing. Our RICS Level 2 Survey is specifically designed to identify these hidden problems, from damp penetration in solid wall constructions to deteriorating roof structures and outdated electrical systems. Given that Hixon sits on Mercia Mudstone geology, which has a moderate to high shrink-swell potential, properties may be susceptible to subsidence or heave, particularly where trees are present or ground moisture levels fluctuate significantly.

The local environment also presents specific considerations for property buyers. Hixon is situated near the River Trent, meaning some areas face a risk of fluvial flooding, especially properties close to the river and its floodplains. Surface water flooding can also occur in areas with poor drainage during periods of heavy rainfall. A professional RICS Level 2 Survey will identify any visible signs of past flooding, water damage, or drainage issues that could affect the property's long-term viability and value. Additionally, with 12 property sales in the last 12 months, the Hixon market remains active, making it crucial to understand exactly what you are purchasing.

Older properties in Hixon commonly exhibit defects such as rising damp, penetrating damp, and condensation, particularly in buildings with solid wall construction. Roof conditions are another frequent concern, with many properties over 50 years old showing signs of wear, including slipped tiles, damaged flashing, and deteriorated felt. Electrical wiring and plumbing systems in these older homes often fail to meet current safety standards and may require costly upgrades. Our surveyors are familiar with these common issues and will provide you with a detailed report that helps you plan for any necessary repairs or improvements.

The village's proximity to the former RAF Hixon site also means some properties may be affected by previous industrial use of the land. While most of this area has seen commercial redevelopment, we recommend that buyers specifically mention any concerns about land history when booking their survey, so we can pay particular attention to any potential ground contamination or unusual settlement patterns that might affect the property.

• Damp and moisture problems
• Roof deterioration and structural wear
• Subsidence risk from clay soils
• Outdated electrical and plumbing systems
• Drainage and flood risk concerns
• Timber defects including woodworm and rot

Our RICS Level 2 Survey provides a comprehensive evaluation of the property's condition, covering all major structural elements and building fabric. The survey includes a thorough inspection of the walls, roof, floors, doors, and windows, as well as the condition of damp proofing, insulation, and drainage systems. For properties in Hixon, our surveyors pay particular attention to the common issues affecting the local housing stock, including the condition of traditional red brick walls, slate or tile roofs, and any signs of movement or cracking that may indicate subsidence problems related to the local clay soils.

The survey uses a clear rating system to highlight the severity of any defects found. Issues are categorised as Condition Rating 1 (no repair needed), Condition Rating 2 (repair or replacement needed), or Condition Rating 3 (serious or urgent defects requiring immediate attention). This system makes it easy for you to prioritise any necessary work and understand which issues are most critical. For Hixon properties, we frequently identify Condition Rating 2 issues related to aging roofs, outdated electrics, and minor damp problems, all of which can be addressed with appropriate remedial work.

One of the key benefits of the RICS Level 2 Survey is that it includes a market value assessment and rebuild cost for insurance purposes. This information is particularly valuable for properties in Hixon, where the average property value is £316,917 and can range significantly depending on the property type. Having this data ensures you are adequately protected and informed about your investment. The report also includes an Energy Efficiency Rating (EPC) overview, helping you understand the property's current energy performance and potential upgrade costs.

Hixon offers a diverse range of property types, each with its own characteristics and potential issues. Detached properties, which average £401,250 in the area, often provide generous living space and larger gardens but may incur higher survey costs due to their size and complexity. These homes are frequently constructed with traditional red brick and may feature original roof structures that require careful inspection for age-related wear and tear. The significant proportion of detached properties in Hixon reflects the rural nature of the village and the preference for spacious family homes in this part of Staffordshire.

Semi-detached properties, averaging £267,500, represent a popular choice for first-time buyers and families in Hixon. These properties often date from the post-war period through to more recent developments and may exhibit issues common to their construction era, such as cavity wall construction in mid-20th century homes or solid wall construction in older properties. Our surveyors are experienced in identifying the specific defects associated with each property type and construction period, ensuring nothing is overlooked during the inspection.

Terraced properties in Hixon, averaging £215,000, tend to be more affordable while still offering practical living spaces. These properties may share structural elements with neighbouring homes, such as walls and foundations, which can sometimes lead to disputes or shared maintenance responsibilities. Flats in the area, averaging £120,000, are typically at the lower end of the price scale and may present unique considerations, including leasehold arrangements and service charge obligations, which are beyond the scope of a standard building survey but may be noted where relevant.

The village has also seen some modern development in recent decades, with properties built after 1980 featuring more contemporary construction methods and better insulation standards. However, even these newer properties can benefit from a survey to identify any defects that may have arisen from poor workmanship or materials. The mix of old and new construction in Hixon means that our surveyors must be adaptable and knowledgeable about a wide range of building types and potential issues.

Understanding the construction methods used in Hixon properties is essential for identifying potential defects. Traditional red brick walls are the most common construction type in the village, with many properties featuring solid wall construction that predates modern building regulations. These solid walls, while historically common, can be more susceptible to damp penetration than modern cavity wall constructions, and our surveyors pay particular attention to the condition of damp proof courses and any signs of moisture ingress.

Roof construction in Hixon typically uses traditional timber rafters with either slate or tile coverings. Older properties may have original roof structures that, while often still structurally sound, may show signs of age-related wear including deteriorated felt, damaged flashing, and slipped or broken tiles. Many properties over 50 years old will have roofs that have undergone partial repairs over the years, and our surveyors assess the overall condition and remaining lifespan of these roofing systems.

The foundations of properties in Hixon can vary depending on the age of the property and the ground conditions. Properties built on the Mercia Mudstone geology may have shallow foundations that are more susceptible to movement from clay shrinkage and swelling. Our surveyors inspect all accessible foundation elements and look for signs of movement, cracking, or settlement that might indicate underlying foundation issues.