RICS Level 2 Survey in Martlesham

Our RICS Level 2 survey provides a comprehensive assessment of properties up to approximately 2,500 square feet. The inspection covers all major structural elements including walls, floors, ceilings, roofs, and foundations. We examine the condition of damp-proof courses, insulation, and ventilation systems, identifying issues that could affect the property's long-term durability or your health. The survey also assesses the condition of windows, doors, and joinery, as well as any visible signs of structural movement or deterioration. Our inspectors will not move furniture or open up structural elements, but we thoroughly examine everything that is accessible during a visual inspection.

In Martlesham, where properties range from historic timber-framed cottages to modern homes in developments like Brightwell Lakes, our surveyors pay particular attention to local construction methods. Many older properties in the area feature traditional red brick, timber framing, and clay pantile roofs, each with their own characteristic issues. We also check for problems common to the region, including damp penetration in period properties and the condition of drainage systems serving older homes. Properties built with flint walling, which appears in several historic cottages around The Street, require specialist assessment as moisture can penetrate through this porous material.

The final report includes clear ratings for each element inspected - Condition Rating 1 (no repair needed) through to Condition Rating 3 (urgent repair or serious defects). This straightforward system helps you prioritise remedial work and estimate future maintenance costs. For properties valued at the Martlesham average of around £377,000, identifying defects early could save you thousands in unexpected repair bills. The report also includes practical advice on maintenance matters that will help you protect your investment long-term. We provide estimates of the urgency for any repairs identified, though we do not provide detailed costings for remedial works.

Our surveyors use their expertise to identify issues that a typical buyer might miss during a viewing. During the property inspection, we look for signs of previous flooding in areas near the River Fynn, evidence of subsidence related to the local clay geology, and the condition of older electrical and plumbing systems. For properties in Martlesham Heath built in the 1970s and 1980s, we pay particular attention to the original windows, flat roof sections, and any concrete foundations that may have settled over time. These are common problem areas in properties of this age throughout East Suffolk.

• Structural walls and foundations
• Roof structure and covering
• Damp proof courses
• Windows, doors, and joinery
• Plumbing and electrical visible elements
• Drainage and gutters
• Insulation and ventilation
• Garage and outbuildings

Martlesham's property landscape reflects its evolution from a historic Suffolk village to a modern commuter settlement. The area features a high proportion of detached properties, with over 52% of housing in the parish being detached according to neighbourhood plan data. Significant numbers of semi-detached homes were built from the 1970s onwards in Martlesham Heath, which was established as a "new village" in the mid-1970s. Older properties in the original village centre date back centuries, featuring traditional Suffolk construction methods including timber framing, wattle and daub, and flint walling. The population stands at approximately 5,457 residents across 2,622 households, with a notably higher proportion of residents over 50 compared to national averages.

Our surveyors frequently identify several common issues in Martlesham properties. Rising damp affects many period buildings, particularly those without modern damp-proof courses or with breached existing DPCs. The local geology includes clay and sand deposits, creating potential for subsidence movement, especially during dry periods. We carefully inspect walls and foundations for signs of stress, including cracking that may indicate ground movement. Properties with trees close to the foundations are particularly vulnerable, as tree roots can extract moisture from clay soils, causing shrinkage and subsequent subsidence.

Roof conditions vary significantly across the area. Traditional clay pantiles on older properties may be degraded, with individual tiles having reached the end of their lifespan. We inspect for missing or broken tiles, sagging roof lines, and the condition of ridge tiles and mortar pointing. Modern roofs on new builds like those at Brightwell Lakes generally require less immediate attention, though we still check for proper installation of insulation, ventilation, and the condition of any flat roof sections. Properties near the River Fynn and in low-lying areas face flood risk, and our surveyors check for flood resilience measures, past water damage, and the condition of drainage systems.

For properties in Martlesham Heath built in the 1970s-1990s, we often see issues with original windows, flat roof sections, and the condition of concrete foundations that may have settled over time. The predominant housing stock in this area includes properties with UPVC windows that may be original to the property and showing signs of deterioration. Many of these properties also have flat roof sections over extensions or garage areas that are prone to leaks and require regular maintenance. Electrical wiring in properties of this age may also be approaching the end of its safe lifespan, and our survey will note any obvious concerns.

• Rising damp in period properties
• Roof tile degradation
• Subsidence from clay soil movement
• Window and door deterioration
• Flat roof failures
• Drainage system issues
• Electrical wiring age

Martlesham has seen significant new development in recent years, with Brightwell Lakes being the most notable. This Taylor Wimpey development on Ipswich Road is delivering approximately 2,000 homes across multiple phases, with properties ranging from apartments to five-bedroom detached houses. Prices at Brightwell Lakes start from around £420,000 for smaller homes, with larger properties reaching £630,000. While these new builds benefit from modern construction methods and energy-efficient features, a Level 2 survey can still identify defects that may not be apparent during a viewing.

New build properties at Brightwell Lakes feature contemporary construction including air source heat pumps, underfloor heating, solar panels, triple glazing, and EV charging points. Despite these modern features, our surveyors can identify any issues with build quality, insulation installation, or fittings that may not be apparent during a viewing. We check that the property has been completed to the expected standard and identify any snagging issues that the developer should address before completion. Even new properties can have defects arising from rushed construction timelines or workmanship issues.

Beyond Brightwell Lakes, there are other developments in the pipeline. Falcon Park in Martlesham Heath received planning approval in December 2025 for 20 new residential park homes. A proposed development by Landform Estates on the eastern side of Felixstowe Road could bring an additional 250 dwellings, potentially including self-build plots and retirement housing. These developments will add to the housing stock in Martlesham, and our surveyors are equipped to assess both new and older properties throughout the area. Whether you are buying a brand new property or one of the older homes in the village, our Level 2 survey provides valuable assurance about the property condition.

The property market in Martlesham presents both opportunities and risks for buyers. With average house prices around £377,000 and recent price adjustments, there is potential for buyers to secure property at competitive prices. However, the age and variety of housing stock in the area means that properties can have hidden defects that are not visible during a typical viewing. A RICS Level 2 survey provides the professional assessment you need to make an informed decision and negotiate effectively.

Many properties in Martlesham were built using traditional Suffolk methods that differ significantly from modern construction. Timber-framed buildings, for example, may have hidden structural issues related to the framing or the presence of wet rot or dry rot in structural timbers. Flint-walled cottages, while attractive, can suffer from penetrating damp if the external render or pointing has deteriorated. Our surveyors understand these traditional construction methods and know what to look for when inspecting historic properties in the area.

The local geology also presents specific considerations for Martlesham buyers. The superficial geology of the Martlesham Valley consists of clays and sands, with Red Crags Formation sands capping areas to the north. Clay soils are prone to shrink-swell behaviour, which can lead to ground movement and subsidence, particularly during prolonged dry periods. With climate change projected to bring more extreme weather conditions, this risk may increase in future. Our surveyors inspect foundations and walls for signs of movement that may be related to ground conditions, providing you with important information about the long-term stability of the property.

Flood risk is another important consideration for Martlesham buyers. The area's low-lying position within the catchments of the Rivers Lark and Fynn means that properties in certain locations face significant flood risk. Parts of The Street, Post Office Lane, and Bealings Road have experienced flooding during heavy rainfall events. Our survey includes a visual assessment of flood risk indicators, though we also recommend buyers check official flood risk maps and consult with the local authority about specific properties.