RICS Level 2 Homebuyer Survey in RG17

Across RG17, the housing stock shifts from medieval timber-framed buildings on Hungerford's historic High Street to modern executive homes in village developments across West Berkshire. Plenty of these properties go back centuries, and some timber-frame structures in Hungerford date to 1449, which brings a very particular set of potential defects that need an experienced surveyor’s eye. Our team is familiar with the local building methods too, including the mathematical tiles, flint decoration, and Bath stone details seen on older Hungerford homes.

Ground conditions in RG17 matter, and they can have a real bearing on a property's condition. Much of the area sits on Cretaceous chalk, with Lambeth Formation sands and clays lying over the chalk around Hungerford. That clay content, together with historic clay-with-flints deposits, can lead to shrink-swell movement that affects foundations over time. We know to check for subsidence and other movement, especially in older houses where foundations may be shallower than modern standards require.

Flooding is another issue we weigh up closely in this part of Berkshire. The River Lambourn and its tributaries pass through the area, and places from Upper Lambourn to Newbury have seen significant flooding in recent years. Homes in low-lying spots near the river, especially in Lambourn village itself, can be exposed to groundwater flooding that reaches basements and ground floor accommodation. Our survey looks for flood risk indicators and any visible evidence of previous flood damage.

RG17's equestrian character shapes the property mix as well. Lambourn is known as the "Valley of the Racehorse", and there are many training stables and related equestrian properties here. Quite a few homes come with stabling, maneges, or outbuildings, all of which may need separate structural assessment. We inspect every permanent structure included with the property, so you get a fuller view of what you are buying.

• 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

There are a few issues we come across repeatedly in RG17 properties. In Hungerford's older timber-frame buildings, we often find historic timber-frame cores that were "modernised" with brick and tile during the 18th and 19th centuries. That mix can leave hidden timber decay, weak connections between old and newer construction, and alterations that may fall short of current building regulations. On some Victorian-era homes, mathematical tiles can also conceal deteriorating material behind them.

The geology beneath much of RG17 brings its own foundation concerns. Chalk is often stable, but the Lambeth Formation clays and clay-with-flints deposits around Hungerford can produce ground movement through wet and dry cycles. We inspect for cracking, subsidence, and other signs of movement that could point to foundation trouble, most of all in older homes built before modern foundation standards were introduced.

Near the River Lambourn, flood risk is not theoretical. Heavy rainfall can push the river out and drive groundwater levels up, causing problems in low-lying areas. Properties in Upper Lambourn, Eastbury, and the Lambourn valley have all experienced flooding affecting basements and ground floors. We look for water staining, visible signs of previous flood damage, and where the building sits in relation to flood zones.

Newer homes in RG17 still merit a professional survey. Modern construction is often sound, but defects do turn up that only a trained eye is likely to catch. We regularly identify failed window seals, roof tile defects, poor ventilation leading to condensation, and problems with recently installed drainage systems in houses 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