RICS Level 2 Survey Ixworth

Our RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property. We examine the condition of the walls, roof, floors, doors, and windows, identifying any defects that might affect the value or safety of the property. The survey includes a thorough assessment of the building's structure, highlighting issues such as subsidence risk from the local boulder clay soils, damp penetration common in older properties, and roof condition problems that frequently affect pre-1919 homes in the village. Our inspectors spend 2-4 hours at the property, systematically working through each element to ensure nothing is missed.

We assess the condition of all major elements including the foundation structure, which is particularly important given the shrink-swell potential of local soils. Our team examines load-bearing walls, floors, and the roof structure, checking for signs of movement, deterioration, or defect. The report covers the condition of damp-proof courses, insulation, and ventilation, which are critical factors in Ixworth's older properties where rising damp and condensation are frequent issues. We also examine the condition of timbers for woodworm, dry rot, and wet rot, which can affect properties of any age but are particularly prevalent in period homes with poor ventilation. Our surveyors regularly find these issues in properties along High Street and The Street.

The survey includes evaluation of the property's services, covering electrical installations, plumbing, and heating systems. Many properties in Ixworth built before 1980 may have outdated electrics that do not meet current regulations, and our surveyors flag these concerns clearly. We check the condition of consumer units, wiring age, and test a sample of sockets where safe to do so. For plumbing, we assess the condition of visible pipework, tanks, and cylinders, noting any corrosion, leaks, or outdated materials such as lead pipes that may still be present in older properties. We provide clear, traffic-light rated recommendations for each element, so you know exactly what requires immediate attention versus what might need future monitoring.

External areas are also inspected as part of our comprehensive approach. We examine the condition of boundaries, fences, and outbuildings, as well as the drainage system where accessible. The grounds around the property are assessed for potential issues such as large trees close to the building (which can affect foundations given the clay soils), uneven ground that might indicate settlement, and the condition of driveways or patios. Our reports include photographs of key defects and clear explanations of what they mean for you as the buyer.

• Walls and structural elements
• Roof and chimney condition
• Damp and timber defects
• Electrical and plumbing systems
• Windows, doors, and finishes
• Grounds and drainage

Ixworth's housing stock presents several common defect patterns that our Level 2 Surveys frequently identify. Damp is perhaps the most prevalent issue, affecting many of the pre-1919 properties that make up a significant portion of the village's character. Rising damp occurs when protective damp-proof courses have failed or were never installed, which is common in older properties. Penetrating damp often results from deteriorated pointing, damaged roof coverings, or failed leadwork around chimneys. Condensation is common in older properties with inadequate ventilation, particularly in kitchens and bathrooms where moisture generation is highest. We've seen numerous properties along Church Street and The Street with these damp issues, and our surveys always include thorough moisture meter readings to assess the extent of any problem.

Roof condition problems feature prominently in our survey findings across Ixworth. Older properties often have clay tile or slate roofs that have surpassed their expected lifespan, with slipped tiles, deteriorating felt, and timber decay in rafters and purlins being common concerns. Leadwork around chimneys and roof penetrations frequently shows signs of deterioration, and we always recommend close inspection of these critical areas. The pitch and construction of roofs also affects their performance, and our surveyors assess whether the roof structure is adequate for its age and exposure. Modern properties, including those at The Pastures and Ixworth Gardens, typically have fewer roof issues but may still present minor defects in their first decades, particularly with flat roof elements or rooflights.

The local geology presents specific challenges that our surveyors understand well. The boulder clay underlying much of Ixworth has shrink-swell potential, meaning foundations can move significantly during periods of drought or heavy rainfall. Properties with shallow foundations or those close to large trees (particularly poplars and oaks) may show signs of subsidence or heave. We carefully examine walls for cracking patterns that might indicate structural movement, checking crack widths, patterns, and locations to distinguish between minor settlement and more serious foundation issues. Properties in the newer developments generally have modern foundations designed for the local conditions, but even these can be affected by changes in ground moisture.

Electrical and plumbing issues are commonly identified in Ixworth properties, particularly those built before current regulations were introduced. Properties with original 1970s or 1980s wiring may have consumer units that do not meet modern standards, and we always recommend that a qualified electrician inspects and upgrades any outdated installations. Similarly, plumbing systems in older properties may include materials such as galvanised steel pipes that are prone to corrosion and reduced water pressure. Our survey includes a visual assessment of these services, with clear recommendations for further investigation where needed. For properties at Ixworth Gardens and The Pastures, the electrical and plumbing installations will be relatively modern but we still check that they appear to be properly installed and in good condition.

• Rising damp and penetrating damp
• Roof tile slippage and felt failure
• Subsidence from clay soil movement
• Outdated electrical wiring (pre-1980s)
• Timber decay and woodworm
• Window seal failure in newer builds