RICS Level 2 Home Survey Kempston

The RICS Level 2 Survey, formerly known as the HomeBuyer Report, provides a comprehensive visual inspection of the property's condition. Our chartered surveyors examine all accessible areas of the property, including the roof space, walls, floors, windows, doors, and utilities. In Kempston, where housing stock ranges from mid-century semi-detached properties to newer builds, our surveyors are experienced in identifying issues common to each property type and construction era. We inspect properties of all sizes, from compact flats in Kempston South to large detached homes in the quieter residential cul-de-sacs.

During the inspection, we assess the condition of key structural elements including foundations, walls, floors, and the roof structure. We examine the condition of joinery, finishes, and fittings throughout the property. Our surveyors also check for signs of damp, rot, timber defects, and structural movement. For properties in areas like Kempston South, where there is a high proportion of leasehold flats, we pay particular attention to the condition of shared elements and any potential issues affecting the building's overall structure.

The resulting report uses a straightforward traffic light system to rate the condition of each element - red for urgent issues requiring attention, amber for defects needing repair, and green for satisfactory condition. This clear format helps you quickly identify which issues require immediate attention and which can be addressed over time. The report also includes a market valuation and insurance rebuild cost, providing additional financial context for your purchase decision. Our surveyors provide practical advice on maintenance and repairs, helping you understand the long-term costs of ownership.

We understand that Kempston buyers need surveys that are practical and relevant to the local market. That's why our reports focus on the issues that matter most for properties in this area, including common defects found in local housing stock and any environmental factors that could affect the property's value or condition. We provide clear, actionable advice that helps you negotiate with sellers or plan for future maintenance.

• Visual inspection of all accessible areas
• Condition rating system (traffic lights)
• Market valuation and rebuild cost
• Advice on repairs and maintenance

Properties in Kempston span several decades of construction, from post-war semis built in the 1950s and 1960s through to more recent developments from the 1990s and 2000s. Understanding the construction methods used in these different eras helps our surveyors identify potential issues specific to each property type. Most properties in Kempston use traditional brick cavity wall construction, which provides good thermal performance but requires proper maintenance to prevent damp penetration.

Mid-century properties in the area may have solid walls rather than modern cavity wall construction, which can be more susceptible to damp penetration if not properly maintained. These older properties often feature traditional timber-framed windows and original joinery that may need attention. Our surveyors are trained to assess the condition of these older features and identify any deterioration that could lead to problems.

The local geology in Bedfordshire includes clay soils, which can cause shrink-swell movement affecting foundations over time. This is particularly relevant for properties with large trees nearby, where root systems can draw moisture from the clay and cause ground movement. Our surveyors are trained to identify signs of subsidence, settlement, or structural movement that may be related to ground conditions, and we check for any signs of previous flooding or water damage, which is important given the proximity of the River Great Ouse to the area.

For leasehold properties, which are common in Kempston South where 99% of flats are leasehold, we review the lease terms and advise on any significant clauses or obligations. We also assess the condition of shared areas including communal hallways, roofs, and foundations, identifying any maintenance issues that may result in future service charge demands. This is particularly important for buyers of leasehold properties who need to understand their financial commitments.

Our surveyors regularly encounter issues typical of different building eras when inspecting properties in Kempston. One of the most common problems we find in older properties is damp penetration, particularly in solid-wall constructions where moisture can travel through the brickwork. Condensation is also a frequent issue, especially in properties with inadequate ventilation, and we provide advice on addressing this common problem.

Outdated electrical systems are another concern in properties built before the 1990s. Many homes in Kempston still have original wiring that does not meet current safety standards, and our surveyors will note any visible electrical issues that require attention from a qualified electrician. We also check the condition of consumer units and note any obvious safety concerns.

Roof condition is a key focus of our surveys, as roofs are one of the most expensive elements to repair or replace. We inspect tile or slate coverings for damage, check flashings and gutters, and examine the roof structure where accessible. In Kempston, where properties range from 1960s semis with original roofs to newer developments, we regularly identify tiles that need replacement, missing mortar on ridge tiles, and issues with flat roof coverings on extensions.

Structural movement and subsidence are always taken seriously, and our surveyors look for signs of cracking, uneven floors, or doors and windows that do not close properly. While Kempston is not in a high-risk area for mining or other ground stability issues, we check for any indicators of movement that might be related to the local clay soils or tree growth near foundations.

• Damp and condensation in older properties
• Outdated electrical wiring
• Roof condition and tile deterioration
• Structural movement or subsidence
• Windows and door joinery deterioration
• Timber defects including rot and beetle infestation