RICS Level 2 Survey in Inglesham

Our Level 2 Homebuyer Survey is specifically designed for properties in conventional good condition. In Inglesham, where the housing stock predominantly consists of older buildings constructed using traditional methods, this survey provides essential protection for buyers. The inspection covers all accessible areas of the property, including the roof space, under-floor voids, and extensions. We examine the structural integrity of walls, floors, ceilings, and the roof structure, identifying any defects that could affect the property's value or require costly repairs.

Given the geological conditions in the Inglesham area, our surveyors pay particular attention to signs of subsidence or movement. The underlying Oxford Clay Formation in this region creates shrink-swell potential in clay soils, which can cause foundation problems, particularly during periods of extreme wet or dry weather. Our inspectors are trained to identify the subtle signs of this type of movement, including cracking patterns, door and window binding, and uneven floor levels. We also assess the proximity to the River Thames and any potential flood risks that may affect the property.

The report includes clear condition ratings for each element of the property: 1 (No repair needed), 2 (Defects requiring attention), 3 (Serious defects requiring urgent repair), and N (Not inspected). This straightforward system helps you understand exactly what work may be required after completion and allows you to negotiate with the seller if necessary. We also provide market valuation and insurance rebuild cost estimates as part of the standard service, which are useful for mortgage purposes and for ensuring you have adequate buildings insurance cover.

• Structural walls and foundations
• Roof structure and coverings
• Damp proof course and damp issues
• Electrical and gas services
• Windows, doors, and joinery
• Chimneys and flues
• Floors and ceilings
• External areas and boundaries

Properties in Inglesham characteristically feature traditional construction methods that, while solid, can present specific challenges for buyers. The older housing stock in this rural village includes many properties built before 1919 and throughout the interwar period. These buildings often have solid brick walls without cavity insulation, original timber-framed windows, and older roofing materials that may be reaching the end of their serviceable life. Our Level 2 survey identifies these issues comprehensively, giving you a clear picture of the property's condition before you commit to the purchase.

Damp is one of the most frequently encountered problems in older properties across the Inglesham area. Rising damp occurs when moisture from the ground travels up through porous brickwork, particularly in properties lacking or with defective damp proof courses. Penetrating damp results from weather exposure affecting walls that have been subjected to years of wind and rain. Our surveyors use moisture meters and thermal imaging equipment to detect damp conditions that may not be visible to the untrained eye, including areas affected by condensation, which is common in properties with inadequate ventilation. We also check for signs of penetrating damp around windows, doors, and roof penetrations where water can penetrate the building envelope.

The roof condition is another critical area of focus during our inspections. Many properties in and around Inglesham feature traditional pitched roofs with slate or clay tile coverings. Over time, these materials can deteriorate, with broken or missing tiles allowing water ingress. Lead flashings around chimneys and roof penetrations are particularly vulnerable to deterioration and corrosion. Our surveyors inspect these areas carefully, assessing the condition of rafters, purlins, and any visible signs of timber decay or beetle infestation that could compromise the structural integrity of the roof. We also look for signs of previous repairs or makeshift fixes that may indicate ongoing issues.

• Rising damp and penetrating damp
• Roof tile deterioration and leadwork corrosion
• Subsidence or settlement cracks
• Outdated electrical wiring
• Timber rot and woodworm
• Defective windows and joinery
• Chimney deterioration
• Inadequate insulation

Inglesham's position near the River Thames means that flood risk is an important consideration for property buyers in this area. The village sits in a low-lying position relative to the river, and properties in certain parts of the village may be at risk from river flooding during periods of heavy rainfall or when river levels are elevated. Our surveyors note the proximity of properties to watercourses and flag any visible signs of previous flooding or water damage observed during the inspection. We can identify indicators such as water staining, warped flooring, or residual damp in ground floor rooms that may suggest previous flooding events.

Surface water flooding is also a consideration in this area, particularly in properties with limited drainage or those situated in natural drainage paths. During the survey, we assess the effectiveness of existing drainage systems, the condition of gutters and downpipes, and the general topography of the site. While we do not carry out a detailed flood risk assessment, our observations can help you identify properties that may benefit from more detailed investigations with specialist flood risk consultants. We recommend that buyers in high-risk areas consider obtaining a separate flood risk assessment from the Environment Agency.

For properties with large gardens or grounds, we also note the presence of any significant trees that could affect the property. Trees located near buildings on clay soils can contribute to subsidence issues through moisture extraction, which causes the clay to shrink. This is particularly relevant in the Inglesham area where the underlying Oxford Clay creates shrink-swell potential in the soil. Our surveyors will identify any such trees and recommend that a specialist arboriculturist be consulted if necessary. We also note the condition of boundary walls and fences, which may be affected by ground movement or vegetation growth.