RICS Level 2 Survey Malmesbury

A RICS Level 2 Survey includes a thorough visual inspection of all accessible areas of the property, assessing the overall condition and identifying any defects. It includes a market valuation, an insurance reinstatement value, and condition ratings for each area inspected (Condition Rating 1, 2, or 3). The report highlights issues that need urgent attention, matters requiring future maintenance, and provides advice on legal considerations. Our surveyors will also provide advice on the property's Energy Efficiency and include an Industry Health Warning to ensure you are fully informed.

Prices for RICS Level 2 Surveys in Malmesbury typically range from £500 to £650 for a standard 3-bedroom semi-detached house, which represents the majority of properties sold in the area. Larger detached properties, which account for around 32% of sales in Malmesbury, will typically cost between £600 and £800 due to their larger size and more complex construction. Flats are generally at the lower end of the scale, starting from around £400-£450. We provide competitive quotes with no hidden fees, and the price includes the full written report delivered within 3-5 working days.

While new builds come with NHBC or other warranty coverage, we still recommend a RICS Level 2 Survey for properties in new developments like Backbridge Farm or Malmesbury Park. The warranty does not cover all defects, and a survey can identify snagging issues that the developer should fix before completion or shortly after you move in. This is particularly important for newly built homes where problems may not be immediately apparent, such as minor cracks from settlement, incomplete sealing around windows, or issues with mechanical extractors. Even with a ten-year warranty, you will need to address many issues yourself once the initial developer warranty period expires.

A RICS Level 2 (HomeBuyer Report) is suitable for conventional properties in reasonable condition and provides a standard level of inspection with condition ratings and a valuation. It uses a traffic light rating system to highlight issues from those requiring urgent attention to those that are purely for information. A RICS Level 3 (Building Survey) provides a much more detailed inspection and analysis, without a valuation unless specifically requested, and is recommended for older properties, Listed Buildings, complex structures, or properties where you are planning significant renovations. The Level 3 survey includes much more detailed information about the construction and condition of each element.

Yes, our surveyors use visual inspection and moisture meters to identify signs of damp in any property we inspect. In older properties with solid walls, which are common throughout Malmesbury particularly in the Conservation Area around the town centre, rising damp and penetrating damp are frequently found, particularly where damp-proof courses are missing or have failed over time. We will report on any damp issues found and recommend appropriate remediation. It is worth noting that properties with solid walls cannot benefit from cavity wall insulation without special consideration, and our survey will advise on any damp-related issues that might affect your plans for energy efficiency improvements.

The on-site inspection typically takes between 1 and 3 hours, depending on the size and complexity of the property. A small flat in Malmesbury may take around an hour, while a large detached house in areas like the Tetbury Road could take 3 hours or more. We will spend longer on older properties with more complex construction or where we identify multiple areas of concern. You will receive your written report within 3-5 working days of the inspection, and we can often accommodate urgent requests if you have a tight timeline for your purchase.

Properties in low-lying areas near the River Avon, particularly to the north and west of the town centre, may be at higher risk of fluvial flooding during periods of heavy rainfall. Our surveyors will look for signs of previous flood damage, including water staining, mud deposits, or damaged plasterwork at lower levels. We will also note the condition of any flood mitigation measures that may be in place. While Malmesbury itself sits on elevated ground, the river valleys surrounding the town can experience flooding, so it is important to be aware of this when purchasing a property in these areas.

If you are purchasing a Listed Building in Malmesbury, which is likely given the high concentration of Listed Properties in the Conservation Area, you should be aware that standard surveys may have limitations. Listed Buildings often have historic fabric that requires specialist assessment, and repairs typically require Listed Building Consent from the local authority. While our RICS Level 2 Survey will identify significant defects and issues, we often recommend a RICS Level 3 Building Survey for Listed Properties to provide more detailed analysis of the building's construction and specific advice on repairs using appropriate traditional materials and methods.