RICS Level 2 Survey in Hope Mansell

Our RICS Level 2 survey provides a comprehensive visual inspection of all accessible areas of the property. We examine the walls, roof, floors, doors, windows, and plumbing and electrical systems, identifying any defects that could affect the value or safety of the property. In Hope Mansell properties, our surveyors are particularly experienced at assessing the condition of traditional stone walls constructed from local Old Red Sandstone, which can be prone to weathering and moisture penetration if not properly maintained. We check the condition of pointing and mortar between stones, as deterioration in this area is a common source of penetrating damp in older properties.

The survey includes a thorough assessment of the roof structure, checking for damaged or missing tiles, deteriorated leadwork, and signs of past or present leaks. Many properties in this area feature traditional slate or tile roofs that, while durable, require careful inspection to identify areas of wear. We also examine the gutters and drainage systems, which can be particularly important given the moderate to high surface water flood risk in certain parts of Hope Mansell. Our inspectors pay special attention to drainage falls and the condition of soakaways, as properties in this area with clay soils can experience surface water pooling during periods of heavy rainfall.

Our inspectors document all significant defects found during the survey, classifying them by severity and providing clear recommendations for repairs or further investigation. The resulting report includes colour photographs and plain English explanations, ensuring you understand exactly what issues the property has and how serious they are. We highlight any urgent defects requiring immediate attention, as well as those that may require future maintenance budgeting. The report also includes a property market valuation element, which can be useful for mortgage purposes and for understanding how the property's condition affects its worth in the current market.

Given that approximately 80% of properties in Hope Mansell were built before 1980, our surveyors bring specific expertise in assessing older buildings. We understand how traditional construction methods in this area, including solid stone walls, timber-framed construction, and older roof structures, can perform over time and what to look for in terms of maintenance needs. This experience means we can identify issues that might be missed by less experienced surveyors unfamiliar with local construction traditions.

• Wall structure and condition
• Roof covering and flashings
• Damp and timber decay
• Windows and doors
• Plumbing and electrical overview
• Drainage and gutters

The rural character of Hope Mansell means many properties here are older period homes that require careful inspection. Our experience in the area has shown that damp is one of the most common issues, particularly rising damp in properties built without modern damp-proof courses and penetrating damp caused by damaged render, deteriorating pointing, or worn roof coverings. The local Old Red Sandstone construction, while beautiful, can be particularly susceptible to moisture penetration if the mortar between stones has deteriorated. We regularly find properties where repointing has been neglected for decades, allowing water ingress to occur during prolonged periods of wet weather.

Timber defects are another frequent finding in Hope Mansell properties. Woodworm and wet rot can affect roof timbers, floor joists, and window frames, particularly in properties where maintenance has been neglected. The older a property, the more likely these issues will be present, which is why our surveyors pay close attention to timber elements throughout the inspection. We check for signs of active woodworm infestation, including boreholes and powdering, as well as evidence of wet rot in areas prone to persistent dampness such as window frames and ground-floor joists.

Roof condition is critical in this area. Many properties feature traditional slate or tile roofs that, while often lasting many decades, eventually require renewal or significant repair. We check for missing or broken tiles, cracked lead flashings around chimneys and valleys, and signs of past water ingress into the loft space. Given the moderate to high surface water flood risk in some parts of Hope Mansell, we also assess drainage systems and the property's susceptibility to water pooling around the foundations. Properties in low-lying areas near watercourses are particularly assessed for their flood resilience and the condition of any existing flood mitigation measures.

Ground movement is worth particular attention in Hope Mansell due to the underlying clay deposits. Properties in areas with significant clay soil can experience subsidence or heave as the ground swells and shrinks with moisture changes. Our surveyors look for signs of cracking in walls, doors and windows that stick, and other indicators of movement that might suggest foundation issues. The moderate to high shrink-swell risk in areas with clay geology means we pay particular attention to the condition of foundation walls and any signs of past movement, particularly in properties built before modern building regulations were introduced.

Hope Mansell has areas with moderate to high risk of surface water flooding, particularly in low-lying areas and near minor watercourses that traverse the parish. During our survey, we assess the property's susceptibility to flooding by examining the ground levels, drainage systems, and any history of flooding reported by the current owners or neighbours. We look at the gradient of the surrounding land and how water naturally flows across the site, identifying any areas where water might pool during heavy rainfall.

While fluvial flood risk from the River Wye is generally low for Hope Mansell itself, properties near watercourses should still be assessed for their individual flood risk. Our surveyors check the condition of any existing drainage systems, including soakaways, septic tanks, and surface water drains, which can be particularly important in areas with clay soils where surface water may not drain away quickly. We also assess the condition of any retaining walls or earth banks that might be present, as these can fail during periods of prolonged wet weather.

The underlying geology of Hope Mansell presents specific considerations for property owners. The Old Red Sandstone bedrock is generally stable, but areas with superficial deposits including clay and alluvium near watercourses can experience shrink-swell movement. This ground movement can affect foundations, particularly in properties built before modern foundation depths were standard. Our surveyors look for signs of past movement such as cracking, particularly diagonal cracks around window and door openings, and doors that no longer close properly.