RICS Level 2 Survey in HP6

HP6 is dominated by older housing stock. Old Amersham's market square is lined with buildings dating from the 16th and 17th centuries, and even the more modern residential streets of Amersham-on-the-Hill include large numbers of Victorian and Edwardian properties. Our inspectors consistently find that older homes in the area carry issues invisible at a standard viewing, including mortar erosion between flint panels, moisture tracking through solid-wall construction, and timber decay in suspended ground floors that have lost their original ventilation.

The Chilterns chalk geology creates conditions that are not obvious from the street. Groundwater in the chalk aquifer rises during wet winters, and Old Amersham in particular has a documented history of widespread groundwater flooding when the water table reaches the surface. We check drainage falls, assess cellar and undercroft conditions, and look for evidence of previous flood events that the seller may not disclose voluntarily.

Conservation area designation covers much of Chesham Bois. This means that properties within the designated boundary carry both additional planning constraints and elevated maintenance obligations. Repairs to flint walls, original timber windows and traditional roof coverings must use approved materials and methods. Our surveyors note conservation area status in every HP6 report and flag where upcoming maintenance work will need prior approval from Buckinghamshire Council.

The 135 property transactions recorded in HP6 over the last year represent a 53 percent drop on the previous year, which means sellers have less room to negotiate from asking price. That makes the survey cost-benefit calculation even clearer: spending £395 to £800 on a survey for a £789,000 purchase is a sensible investment that gives you negotiating leverage or, in the most serious cases, the information you need to walk away.

HP6 properties display a wider variety of construction materials than most UK postcodes of comparable size. Traditional buildings in Old Amersham and Chesham Bois use knapped flint with chalk rock in a chequerboard pattern, a construction method unique to the Chilterns escarpment. Flint is extremely hard and durable, but the mortar between flint panels is vulnerable to water penetration, frost action and biological growth. Our inspectors assess the condition of flint panel mortar as a priority on HP6 surveys.

Many of the detached and semi-detached houses in Chesham Bois and along roads like Bois Lane were built using solid brick with recycled Victorian timbers for internal joinery. William Gomm's houses, characteristic of the area, used high ceilings and sash bay windows, and our assessors look specifically at the condition of sash boxes, window weights and original timber floors in these properties. Replacing original sash windows within Chesham Bois Conservation Area requires approved materials and can be expensive.

Later 20th-century developments in Little Chalfont and Amersham-on-the-Hill used conventional cavity brick construction. We assess these for cavity wall insulation status, mortar quality and any evidence of wall tie failure, which is a known issue in brick cavity walls from the 1970s and 1980s. Properties in any era may contain asbestos-containing materials in garage roofs, floor tiles or textured coatings if they were constructed or refurbished before 2000. Our Level 2 report flags suspected asbestos locations and recommends specialist testing where appropriate.

Our HP6 surveyor will contact you in advance to confirm the appointment time and discuss any areas of particular concern that you want us to focus on. We aim to carry out Level 2 surveys with access arranged through the estate agent. A typical HP6 property takes between two and three hours to inspect, depending on size and the complexity of the construction.

During the inspection, our assessors work through each section of the property in a systematic order, beginning externally with the roof and elevations before moving inside to work through each floor in turn. We take photographs throughout, which are included in the final report to illustrate specific conditions. We do not disturb furniture, lift floor coverings or open up concealed voids, but we do carry out any inspection that can be done from ground level or from accessible roof hatches.

After the inspection we compile the full written report, which follows the standard RICS Level 2 format. You receive it within 5 working days by email, along with a summary section highlighting the condition 3 items that need most urgent attention. If you want to discuss any findings before or after the report is issued, our surveyors are available by phone. We also provide a brief cover note that you can share with your solicitor or use in any negotiation with the vendor.