RICS Level 2 Homebuyer Survey in RG17

The RG17 postcode covers a diverse range of properties across West Berkshire, from medieval timber-framed buildings in Hungerford's historic High Street to modern executive homes in village developments. Many properties in this area date back centuries, with some timber-frame structures in Hungerford dating to 1449, meaning they come with a unique set of potential defects that only an experienced surveyor can properly assess. Our inspectors understand the specific construction methods used locally, including the mathematical tiles, flint decoration, and Bath stone features found in older Hungerford properties.

The geology of RG17 presents particular considerations for property condition. The area sits predominantly on Cretaceous chalk, with Lambeth Formation sands and clays overlying the chalk around Hungerford. This clay presence, combined with historical clay-with-flints deposits, can create shrink-swell ground movement that affects foundations over time. Our surveyors know to look for signs of subsidence or movement in properties built on these soil types, particularly in older buildings that may have shallower foundations than modern standards require.

Flood risk is another local factor our inspectors consider carefully. The River Lambourn and its tributaries run through the area, and communities from Upper Lambourn to Newbury have experienced significant flooding in recent years. Properties in low-lying areas near the river, particularly in Lambourn village itself, face potential groundwater flooding that can affect basements and ground floor accommodations. Our survey includes assessment of flood risk indicators and previous flood damage where visible.

The area's equestrian heritage also influences property types. Lambourn is known as the "Valley of the Racehorse," with numerous training stables and associated equestrian properties. Many homes include stabling, maneges, or outbuildings that require separate structural assessment. We inspect all permanent structures on the property, giving you a complete picture of what you're purchasing.

• Timber-frame construction issues
• Chalk and clay foundation concerns
• River flood proximity
• Historic building defects
• Roofing age and condition
• Damp and rot in older properties

Properties across the RG17 area present several recurring issues that our surveyors frequently identify. In Hungerford's older timber-frame buildings, our inspectors often find historic timber-frame cores that have been "modernised" with brick and tile in the 18th and 19th centuries. These properties can suffer from hidden timber decay, inadequate ties between old and new construction, and previous modifications that may not meet current building regulations. The mathematical tiles used on some Victorian-era properties can also hide deteriorating substrate behind them.

The chalk geology underlying much of RG17 creates specific challenges for property foundations. While chalk is generally stable, the Lambeth Formation clays and clay-with-flints deposits found in the Hungerford area can cause ground movement during wet and dry cycles. Our surveyors inspect for signs of subsidence, cracking, and movement that might indicate foundation problems, particularly in older properties that were built before modern foundation standards.

Flood risk is a genuine concern for properties near the River Lambourn. The river is prone to flooding after heavy rainfall, with groundwater levels rising significantly and causing issues in low-lying areas. Properties in Upper Lambourn, Eastbury, and the Lambourn valley have experienced flooding that affects ground floors and basements. We assess visible signs of previous flood damage, water staining, and the property's position relative to flood zones.

Even newer properties in RG17 benefit from professional surveys. Modern construction methods, while generally sound, can have defects that only an experienced eye will spot. Window seal failures, roof tile defects, inadequate ventilation causing condensation, and issues with recently installed drainage systems are all things our surveyors regularly identify in homes built within the last 30 years.

• Roof covering defects and slipped tiles
• Rising and penetrating damp
• Timber rot and woodworm
• Structural movement and cracks
• Electrical safety concerns
• Plumbing and drainage issues