RICS Level 2 Survey in Outwell

Our RICS Level 2 Survey provides a thorough visual inspection of all accessible areas of the property. We examine the roof structure, walls, floors, windows, doors, and foundations, looking for signs of damage, decay, or structural movement. In Outwell's Fens environment, where clay and peat soils create specific challenges, this structural assessment is particularly valuable. The survey includes testing of accessible services like electrics, plumbing, and heating, giving you confidence that the property's essential systems are functioning safely.

The Level 2 survey uses a traffic light rating system to clearly indicate the condition of different elements. Red ratings highlight serious issues requiring urgent attention, amber ratings show defects that need repairing or investigating further, and green ratings indicate satisfactory condition. This straightforward system helps you understand exactly what you're buying and prioritises any work that may be needed after completion. We provide clear recommendations for each issue identified, with estimates of likely repair costs where appropriate.

For properties in Outwell, our surveyors pay particular attention to damp-related issues, which are common in this area due to the high water table and low-lying geography. We also check for signs of subsidence or heave, which can affect properties built on the shrink-swell clay soils found throughout the Fens. The report includes practical recommendations for addressing any issues discovered. Our traffic light ratings appear throughout the report, making it easy to spot which areas need immediate attention versus those that are in good condition.

We inspect all accessible areas systematically, starting from the roof and working down through the walls, windows, doors, and internal joinery. Our surveyors measure floor levels, check the condition of damp-proof courses where visible, and assess the overall structural integrity of the property. For properties with lofts, we access these areas where safe to do so, examining rafters, battens, and insulation levels. The inspection also covers any outbuildings, garages, or other structures connected to the main property.

Our experience surveying properties across Outwell and the surrounding Fens reveals several recurring issues that buyers should be aware of. Damp problems are perhaps the most common finding, particularly rising damp in older properties that lack proper damp-proof courses or have been rendered with non-breathable materials. The Fens' damp climate and high water table mean moisture can penetrate walls easily, leading to damp patches, mould, and deterioration of internal finishes. We use moisture meters and thermal imaging to identify damp issues that might not be apparent during a casual viewing.

Subsidence and foundation movement are also frequent concerns in Outwell. The clay and peat soils underlying much of the Fens are highly expansive, swelling when wet and shrinking during dry periods. Properties with shallow foundations, common in older buildings, can suffer from this ground movement, resulting in cracking to walls, uneven floors, and sticking doors or windows. We examine all accessible walls for signs of movement and assess the property's foundation type where visible. When we identify concerning patterns of cracking, we recommend further investigation by a structural engineer.

Roof defects are another common finding, with slipped tiles, deteriorated lead flashing, and damaged gutters regularly appearing in our reports. Many properties in Outwell have traditional tile roofs that are now reaching the end of their lifespan. Our inspection includes the loft space where accessible, checking the condition of rafters, battens, and any existing insulation. We also examine flat roof areas and conservatory structures, which often develop leaks and require ongoing maintenance in this climate. The condition of roof timbers is particularly important in this area, where damp conditions can lead to rot.

Drainage problems deserve special mention for Outwell properties. The low-lying nature of the Fens means surface water doesn't drain away naturally, and many properties rely on pumped systems or soakaways that require regular maintenance. We inspect gullies, gutters, downpipes, and underground drainage runs where accessible, looking for blockages, damage, or poor installation that could lead to water ingress or damp problems. We also check the condition of any septic tanks or drainage systems serving the property, as these are common in rural Outwell.

Understanding the construction methods used in Outwell helps us provide more accurate assessments during our surveys. The older properties in the village, particularly those dating from before 1945, were typically built with solid brick walls and shallow brick footings for foundations. These properties often feature timber floor structures and slate or clay tile roofs. While these traditional methods served well for generations, they can present challenges modern standards of insulation and damp resistance. We specifically look for the absence of damp-proof courses in these older properties, which is a common finding.

Properties built between 1945 and 1980 make up a substantial portion of Outwell's housing stock. These mid-century homes typically feature cavity brick walls, which offer better moisture resistance than solid walls, though the cavity itself can sometimes become bridged by mortar droppings or debris. Concrete ground floors became standard during this period, with timber suspended floors in upper storeys. Roofs were commonly constructed with concrete tiles, and many of these roofs are now approaching or past their expected lifespan of 30-40 years. We pay close attention to the condition of these aging roof structures.

Modern properties in Outwell, including those on developments like Outwell Gardens and The Fenlands, use contemporary construction methods that meet current building regulations. These typically include cavity wall construction with insulation, modern roof trusses, and up-to-date electrical and plumbing systems. However, even new builds can have defects or finishing issues that benefit from professional inspection. Our Level 2 survey is suitable for properties of all ages, though the nature of our findings will differ significantly between a Victorian farmhouse and a newly constructed detached home.