RICS Level 2 Survey in Howe, South Norfolk

Our inspectors examine every accessible element of the property during the survey. We start with the exterior, assessing the condition of walls, looking for signs of movement, cracks, or weathering that could indicate structural issues. In Howe, where many properties feature traditional red brick and flint construction, we pay particular attention to the integrity of these historic building materials. We examine windows and doors for condition and operation, check the condition of fascias and soffits, and assess the overall envelope of the building. Properties in this area often feature original timber sash windows that require careful assessment of their condition and operability.

The survey includes a thorough assessment of the roof structure. Our surveyors climb into the roof space where accessible, examining the condition of rafters, battens, and any visible insulation. Given the prevalence of traditional pantile and slate roofs throughout Howe, we check for slipped tiles, deteriorated leadwork, and any signs of timber decay that could allow water penetration. We also examine chimney stacks, which are common on older Norfolk properties and often require specific maintenance attention. Many properties in Howe have multiple chimneys serving original fireplaces, and these require careful inspection of their flashings and brickwork.

Inside the property, we assess the condition of all principal walls, floors, and ceilings. We examine the condition of joinery items such as skirting boards, architraves, and staircases. Our inspection covers built-in fixtures and fittings, including kitchen units and bathroom suites. We also check the condition of woodwork and look for signs of rot or woodworm that could compromise the structural integrity of the property. Given the age of many properties in Howe, we pay particular attention to original features that may be present, such as exposed beams, flagstone floors, and period fireplaces.

• Exterior walls and structural condition
• Roof structure and covering
• Chimneys and flashings
• Damp and timber condition
• Windows and doors
• Floors and ceilings
• Plumbing and electrical visible aspects
• Boundaries and exterior elements

The housing stock in Howe includes a significant proportion of older properties, with many dating from before 1919 reflecting the village's agricultural heritage. These older properties often have unique construction characteristics that require expert assessment. Our Level 2 surveys are specifically designed to identify the types of defects commonly found in properties of this age, helping you avoid costly surprises after completion. The village's proximity to Norwich, just a short drive away, makes it popular with commuters, which means many properties have been modernised over the years, sometimes with mixed results that require careful inspection.

One of the key advantages of the RICS Level 2 format is the clear condition rating system. Each defect identified is assigned a rating from 1 to 3, with 1 indicating a condition that requires no immediate attention, 2 highlighting repairs that should be attended to reasonably soon, and 3 flagging issues that require urgent attention or investigation. This system makes it easy to prioritise works and understand which problems are critical. Our surveyors apply this rating system consistently across all properties, giving you a reliable assessment regardless of the property type or age.

Our report also includes a market valuation and an assessment of emergency repair costs, giving you a realistic understanding of the property's true worth in current market conditions. This is particularly valuable in the Howe area, where property values have shown steady growth with a 2.5% increase over the past 12 months. The valuation takes into account any significant defects found during the inspection, helping you negotiate appropriately if needed. With approximately 15 properties sold in the village over the past year, our local market knowledge ensures the valuation reflects the true Howe market.

We also provide a reinstatement cost assessment, which is essential for insurance purposes, particularly for older properties where rebuild costs may be higher due to traditional materials and methods. This figure is particularly relevant in Howe, where many properties feature characteristic Norfolk red brick and flint construction that would require specialist repair techniques.

Due to the age of much of the housing stock in Howe, several types of defect are commonly identified during our surveys. Damp is one of the most frequent issues, particularly rising damp in properties with no damp-proof course or where the original course has failed. Penetrating damp can occur where roof coverings have deteriorated or where pointing has failed on the brickwork. Condensation is also common in older properties with inadequate ventilation, particularly in bathrooms and kitchens. Our surveyors use moisture meters to assess damp levels and will recommend appropriate remediation if elevated readings are found.

Timber defects are another major category we encounter. Wet rot and dry rot can affect window frames, door frames, floor joists, and roof timbers. These problems are often hidden initially but can cause significant structural damage if left untreated. Woodworm is also prevalent in older properties with original timber frames and structural elements. Our surveyors know where to look and what signs to identify, even in areas that aren't immediately visible. We will recommend a timber specialist if we find evidence of active woodworm or significant rot.

Roof defects are particularly common given the age of many properties in the area. Traditional pantile and slate roofs, while characterful, require ongoing maintenance. We frequently find slipped tiles, deteriorated ridge tiles, failed leadwork around chimneys, and decayed timber in roof structures. These issues can allow water penetration, leading to further damage internally. Our survey identifies these problems clearly, allowing you to budget for necessary repairs. Given the number of period properties in Howe with original roofing, this is an area we examine very carefully.

Many older properties in Howe also have outdated electrical systems that may not meet current regulations. Original wiring, consumer units, and socket placements can present safety hazards. While we don't test the electrical installations, we do visually inspect the consumer unit and note any obvious concerns. Similarly, plumbing systems in older properties may be original galvanised steel or lead pipes that would benefit from upgrading. We'll flag any visible concerns and recommend a qualified electrician or plumber for further investigation.

Once your survey is complete, you'll receive a comprehensive report that sets out our findings in clear, plain English. The report begins with a summary of the property's overall condition and any urgent issues that need attention. This is followed by detailed sections covering each area of the property, from the roof down to the foundations, with photographs illustrating any defects found. Every report is individually prepared by our chartered surveyors, not generated by automated systems, ensuring you get expert analysis specific to your property.

Each defect in the report is accompanied by an explanation of what the issue is, why it has occurred, and what the implications are. We use a colour-coded rating system to help you prioritise: red for urgent issues requiring immediate attention, amber for matters that should be attended to reasonably soon, and green for items that are satisfactory or only require routine maintenance. This makes it easy to plan any post-purchase works. Our surveyors draw on their experience of properties throughout Howe and South Norfolk to provide context for their findings.

The report also includes a reinstatement cost assessment, which is the estimated cost of rebuilding the property in the event of total loss. This figure is required by insurance companies and is particularly important for older properties where construction costs may be higher due to traditional materials and methods. Together with the market valuation, this gives you a complete picture of the property's financial position. For Howe properties with their characteristic brick and flint construction, reinstatement costs can be higher than standard calculations might suggest.