RICS Level 2 Survey in Hungerford

Hungerford's housing stock presents unique challenges that make professional surveys particularly valuable. The town boasts 138 listed buildings, many concentrated along the High Street and Charnham Street, with three Grade II* listed structures including St. Lawrence's Church, Chilton Lodge, and 24 High Street. Many properties were originally constructed using timber-frame methods, with subsequent "modernisation" to brick and tile during the 18th and 19th centuries. Some buildings still retain their original thatch roofs, including several properties on Charnham Street and Church Street, while a small number feature Bath stone construction dating from after the Kennet and Avon Canal opened in 1810. This mix of historic construction methods creates potential issues that only an experienced surveyor can identify during a thorough inspection.

The local geology presents additional considerations for property owners in the Hungerford area. The town sits on chalk to the north and south, with alluvial soils and London clay in the valley bottoms along the River Kennet and River Dun. Clay-rich soils are susceptible to shrink-swell behaviour, where volume changes due to moisture fluctuations can cause subsidence or heave. Climate change is expected to increase this risk, making structural monitoring increasingly important for properties in low-lying areas. Our surveyors are familiar with these local ground conditions and will pay particular attention to signs of movement or foundation issues that might relate to the underlying geology when surveying properties in areas like the valley bottom near Charnham Street.

Flood risk is another significant factor affecting properties in Hungerford that our surveys address. The town lies in the valleys of both the River Kennet and River Dun, with historically significant flooding recorded in 1894, 1932, and 1954 that particularly affected Charnham Street and Bridge Street. While improved dredging and water management have reduced the frequency of flooding, properties in Flood Zone 3 remain at risk. In January 2024, homes in the Kennet Catchment experienced internal flooding due to high river and groundwater levels, demonstrating that the risk remains real for properties in low-lying areas. Our surveys include assessment of flood resilience and any past flood damage, providing you with essential information about properties in these risk areas.

• Timber-frame construction issues
• Flood risk assessment
• Subsidence from clay soils
• Historic building condition
• Thatch roof maintenance
• Listed building considerations

Our RICS Level 2 Home Survey provides a comprehensive inspection of the property's visible and accessible elements, examining everything from the roof down to the foundations. The survey includes a thorough examination of walls, ceilings, floors, doors, and windows, along with assessment of the roof structure, chimneys, and drainage systems. We check for signs of dampness, rot, timber decay, and structural movement, providing you with a clear picture of the property's current condition. The inspection covers both the interior and exterior of the building, including access to the roof space where safe and accessible, and sub-floor areas where possible.

The report categorises defects by severity, using our traffic light coding system to highlight urgent issues requiring immediate attention in red, matters that should be attended to in due course in amber, and cosmetic defects that are less pressing in green. Each defect is clearly described with its likely cause and recommended action, helping you understand the priority of any repairs needed. We also provide practical recommendations for repairs and maintenance, along with cost estimates where possible, enabling you to budget for any work required after purchase. This systematic approach helps you make informed decisions about proceeding with the purchase or negotiating on the price.

For properties in Hungerford's older housing stock, our surveyors pay particular attention to common issues that frequently appear in period properties. This includes outdated electrical systems that may not meet current safety standards, inadequate insulation common in older construction, and the presence of any asbestos-containing materials in properties built before 1999. We also assess the condition of original features such as timber frames, thatch roofs, and traditional lime mortar pointing that may require specialist maintenance. Our detailed knowledge of local construction methods ensures we identify issues that less experienced surveyors might miss when inspecting properties in this historic town.

Based on our experience surveying properties throughout Hungerford and the surrounding West Berkshire area, several recurring issues frequently appear in our reports for local homes. Dampness ranks among the most common problems, particularly in older properties that lack modern damp proofing systems. Many timber-framed buildings along the High Street were originally constructed with lime mortars and no damp proof course, making them susceptible to rising damp that can travel up through the walls. Penetrating damp from defective gutters, damaged render, or poor roof conditions is also frequently encountered, especially in period properties where maintenance may have been neglected over the years. Our surveyors will identify the source of any dampness and recommend appropriate remediation measures to protect the building fabric.

Electrical systems in older Hungerford homes often require attention from a qualified electrician. Properties built before the 1990s may have outdated wiring that doesn't meet current safety standards, including aluminium wiring, knob-and-tube systems, and older consumer units that could pose a fire risk. Our surveyors will note the age and condition of the electrical installation and recommend a qualified electrician for further investigation where necessary. Given that many homes in Hungerford date from the 18th and 19th centuries, the likelihood of encountering outdated electrics is particularly high, especially in properties that may have had minimal upgrading over the years.

Roof condition is another area requiring careful assessment when surveying properties in Hungerford. Properties with original slate or tile roofs, particularly those with thatched roofs on some historic buildings, demand specialist knowledge to evaluate properly. Degraded flashings, slipped tiles, and deterioration of valley gutters are common findings in our surveys of period properties. For properties in flood risk areas along the River Kennet and River Dun, we also assess any previous water damage and the effectiveness of any flood resilience measures that may have been installed. The presence of thatch roofs on properties such as those on Charnham Street requires particular attention given the specialist maintenance they require.

Structural movement related to the local clay soils is an issue our surveyors specifically look for in Hungerford properties. The presence of London clay in the valley bottoms means that properties in areas like Charnham Street and near the river may be susceptible to subsidence or heave caused by shrink-swell behaviour in the soil. Changes in moisture content, often exacerbated by tree growth or drought conditions, can cause the clay to expand and contract, leading to movement in the building foundations. Our surveyors will check for signs of this type of movement, including cracking patterns and door or window misalignment, and recommend further investigation if necessary.