RICS Level 2 Survey in Hogsthorpe

Hogsthorpe sits within the East Lindsey district of Lincolnshire, a region characterised by a mix of traditional village properties and modern developments that has seen notable price fluctuations in recent years. According to Rightmove data, sold prices in the last year were approximately 20% down on the previous year and 15% below the 2022 peak of £196,092, though OnTheMarket reports a contrary rise of 9.4% over the last 12 months. This variability makes obtaining an independent survey even more valuable, as it provides you with objective information about the property's condition regardless of market dynamics.

The village itself features a range of property types, from older terraced cottages near the village centre to substantial detached homes along roads like Skegness Road and Hundleby Road. Many properties were constructed between the 1960s and 1980s, representing the era of mass bungalow construction that characterises much of this part of Lincolnshire. These properties, while often solidly built, are now reaching an age where structural issues and deteriorating systems become more common.

Our local knowledge means we understand how the underlying geology affects properties in this area. Lincolnshire contains significant areas of clay soil, which can cause shrink-swell movement affecting foundations and causing structural movement in buildings. This is particularly relevant for properties with shallower foundations or those showing signs of subsidence. Additionally, the proximity to the Lincolnshire coast means salt air corrosion can accelerate the deterioration of external metalwork, render, and timber windows.

We also consider flood risk in our assessments. While Hogsthorpe itself sits slightly inland, Lincolnshire's coastal location and river systems mean that certain low-lying areas can be susceptible to flooding. We note any visible signs of previous water damage or dampness that might indicate historical flooding issues, and we recommend checking the Environment Agency's flood risk maps for specific property-level information.

Our Level 2 Homebuyer Survey provides a comprehensive visual inspection of all accessible areas of the property. In Hogsthorpe, where we frequently encounter a mix of older bungalows built before the 1980s and more modern detached homes, our inspectors pay particular attention to common problem areas. We assess the condition of roofs, examining tile or slate coverings, flashing, and chimney stacks, which is especially important given the exposure to coastal weather conditions in this part of Lincolnshire.

We inspect walls both internally and externally, looking for signs of cracking, damp penetration, or structural movement. The underlying clay geology in parts of Lincolnshire can create shrink-swell issues, so our surveyors are trained to identify potential subsidence indicators. We examine the direction and pattern of any cracking, measuring width and assessing whether it suggests ongoing movement or is historic in nature. Our experience with local properties means we know which types of cracking are typical settlement and which warrant further investigation.

We also examine the condition of doors and windows, checking that they function properly and don't show signs of rot or deterioration. In coastal areas like this, timber windows and doors often suffer accelerated decay due to salt air exposure. We assess the condition of sealants, hinges, and locking mechanisms, noting any areas where replacement or repair may be needed.

Our inspection covers the overall condition of the property's structure, including foundations where visible, load-bearing walls, and floors. We assess the condition of damp proof courses and ventilation, particularly important in older properties where rising damp can be a recurring issue. Additionally, we inspect built-in fixtures and fittings, evaluating their condition and whether they meet current standards.

The survey also includes a thorough assessment of services such as the electrical system, gas connections (where applicable), and plumbing. We note any obvious defects or areas requiring immediate attention, though we always recommend having specialist contractors conduct further checks on any installations. We identify consumer unit (fuseboard) types, earthing arrangements, and the general condition of visible wiring.

• Roof structure and covering
• Wall conditions and damp assessment
• Floor and foundation inspection
• Electrical and gas services
• Windows and doors
• Damp proofing and ventilation

Properties in Hogsthorpe and the surrounding PE24 postcode area present several common issues that our surveyors frequently identify. The prevalence of detached bungalows, which represent a significant portion of the local housing stock, means roof inspections are particularly important. Many of these single-story properties were constructed between the 1960s and 1980s, meaning their roofs are now approaching or have passed their expected lifespan. We commonly find degraded roof tiles, failed flashing around chimneys, and inadequate loft insulation in these properties.

Damp issues represent another common finding in the area. Older properties, including the character cottages that give Hogsthorpe its distinctive feel, often lack modern damp proof courses or have ones that have failed over time. Our inspectors use their expertise to identify both rising damp and penetrating damp, providing recommendations for appropriate remediation. We look for tell-tale signs including tide marks on walls, peeling wallpaper, musty odours, and damaged plasterwork.

Given Lincolnshire's coastal location, properties in Hogsthorpe can be affected by salt air corrosion on external metalwork and render degradation. We assess the condition of render and external coatings, noting any areas of breakdown that could allow water penetration. The proximity to the coast also means we pay attention to the condition of timber windows and doors, which can deteriorate more quickly in salty air. We commonly find rotten window sills, compromised door frames, and corroded hinges in properties near the coast.

Electrical systems in older properties often require updating to meet current regulations. We identify fuse boards, wiring, and socket installations that may be outdated or non-compliant, recommending specialist electrical inspections where necessary. Many properties in the area still have older consumer units with rewireable fuses rather than modern RCBO devices, and wiring that predates current standards. Similarly, many older homes have heating systems that would benefit from professional assessment, particularly those with older combi boilers or storage heaters.

Understanding the survey process helps you prepare for what can be a stressful time when buying a property. Our RICS Level 2 survey process in Hogsthorpe is straightforward and designed to give you maximum information with minimum disruption. We keep you informed at every stage, from initial booking through to receiving your final report.

The on-site inspection itself typically takes between 1 and 2 hours for a standard residential property, depending on the size and complexity of the building. For larger detached properties or those with annexes or outbuildings, the inspection may take longer. We examine all accessible areas including the roof space (where safe and accessible), under-floor voids (where accessible), and all principal rooms.

During the inspection, we encourage buyers to attend if possible. This allows you to see any issues firsthand and ask the surveyor questions as they identify them. Many of our clients find this invaluable as it provides an opportunity to understand the property's condition in real-time rather than waiting for the written report. The surveyor will point out any areas of concern and explain their initial findings.

After the inspection, our surveyor prepares your detailed report, which we aim to deliver within 3-5 working days. The report follows RICS standards and includes clear condition ratings, photographs of defects, and prioritised recommendations. We also include market valuation information based on our understanding of the Hogsthorpe property market, helping you contextualise the property's value against any issues identified.