RICS Level 2 Survey in Quendon and Rickling

Properties in Quendon and Rickling present unique challenges that require an experienced eye. The village's housing stock predominantly consists of older buildings constructed using traditional methods and local materials. Our inspectors are familiar with the specific construction techniques used in this area, including the flint, brick, and timber-frame methods that characterise many homes dating from the 17th and 18th centuries. We understand how these older properties behave and can identify issues that might concern a less experienced surveyor. Properties like those around the historic Quendon Hall, which was remodelled and refaced with brick in the 1670s, and the 17th-century octagonal dovecote with its skilled red and blue brickwork, demonstrate the traditional craftsmanship our team is accustomed to assessing.

The geology of Quendon and Rickling presents particular considerations for property buyers. The area sits on London Clay Formation and Chalk Formation, overlain by diamicton and glaciofluvial deposits. The lime-rich loamy and clayey soils found here are associated with shrink-swell risk, which can lead to ground movement affecting foundations. Our inspectors specifically look for signs of subsidence, movement, and drainage issues that might relate to these soil conditions. We examine the relationship between trees and shrubs near properties, as the seasonal moisture changes in clay soils can cause significant ground movement that affects building foundations over time.

Flood risk is another important consideration in the village. While Quendon and Rickling are situated on a watershed between the River Cam and River Stort, the area has experienced surface water flooding and flash flooding during intense rainfall, particularly in episodes like those seen in February 2014 and July 2021. Groundwater flood risk ranges from low to high across different parts of the village. Our surveyors assess drainage, look for evidence of past water ingress, and evaluate the property's vulnerability to these flood risks. We pay particular attention to properties in low-lying areas and those with restricted drainage, where ponding can occur during heavy downpours.

The village's Conservation Area, first established in 1977, encompasses many of the historic properties and brings specific considerations for buyers. With 31 listed buildings located within the Conservation Area out of a total of 56 in the village, understanding the implications of conservation status is essential. Our surveyors can identify if a property is listed or within the Conservation Area and advise on any restrictions that may affect renovation plans or future alterations. Quendon Church (St. Simon and St. Jude) and Quendon Court are both Grade II* listed, while the majority of other listed buildings are Grade II, dating primarily from the 16th to 18th centuries with some 19th-century cottages included.

• Detection of structural movement and subsidence
• Assessment of roof conditions and age-related deterioration
• Identification of damp and timber decay
• Evaluation of historic construction methods
• Flood risk and drainage analysis
• Conservation area considerations

Given the age of much of the housing stock in Quendon and Rickling, our inspectors frequently identify issues related to the passage of time and the settling of historic structures. Damp is one of the most common concerns, particularly in properties with solid walls, traditional construction, or that have been subject to modern insulation measures that can affect breathability. We assess the extent of any damp, identify its likely cause, and recommend appropriate remedies. Properties built with solid walls, which is common throughout the village's historic housing stock, are particularly susceptible to rising damp and require appropriate ventilation and damp-proofing considerations.

Roof conditions are another frequent finding in our surveys. Properties with original thatch or tile roofs require ongoing maintenance and may show signs of age-related deterioration, slipped tiles, or issues with verges and ridges. The use of traditional roofing materials like clay tiles and thatch, which are common in the area, means that roof inspections often reveal wear that requires attention. Our inspectors examine the roof from both inside the property where accessible and from ground level, providing an assessment of its condition and remaining lifespan. We also check for evidence of previous repairs and the quality of any roof-space insulation.

The presence of clay soils in the area means we pay particular attention to foundations and any signs of subsidence or movement. While Quendon and Rickling are not in a mining area, the shrink-swell behaviour of clay soils can cause ground movement, particularly in trees planted near properties or where drainage has changed over time. We look for signs such as cracks in walls, door and window sticking, and uneven floors that might indicate structural movement. The lime-rich loamy and clayey soils characteristic of the area require careful assessment, especially where properties have mature trees or hedgerows nearby that may affect soil moisture levels.

The historic nature of many properties also means we frequently encounter outdated electrical and plumbing systems that may require updating to meet current standards. Original wiring and pipework in properties dating from the 17th and 18th centuries may pose safety concerns and could require professional inspection by qualified electricians or plumbers. Our survey reports highlight any visible electrical or plumbing issues and recommend further investigation by specialists where necessary. We also assess the condition of any existing central heating systems, which may have been installed in later phases of the property's history.

• Rising damp and penetrating damp
• Roof deterioration and missing tiles
• Structural movement and crack assessment
• Timber frame condition and beetle activity
• Condition of flint and brickwork
• Drainage and soakaway assessment