RICS Level 2 Home Survey in Ross-on-Wye

Our RICS Level 2 Home Survey provides a thorough inspection of the property's condition, focusing on all major accessible areas including the roof, walls, floors, windows, doors, and electrical and plumbing systems. We examine the property from top to bottom, identifying defects that could affect its value or require costly repairs. Our inspectors move through every room, lifting accessible trapdoors where safe to do so, and assessing the condition of the roof space from within the property. We also evaluate the exterior of the building, checking walls for cracks, dampness, and weathering that is particularly relevant to Ross-on-Wye's older sandstone construction.

Given Ross-on-Wye's significant heritage stock, our surveyors pay particular attention to properties in the town's designated Conservation Area, which encompasses 154 listed buildings including three Grade I and eight Grade II* structures. We understand that historic properties require careful assessment, particularly regarding their traditional construction methods using local sandstone, lime mortar, and timber frames. The Market House in the town centre, St Mary the Virgin Parish Church, and properties like Kyrle House on the High Street all showcase the distinctive Devonian "old red sandstone" that defines Ross-on-Wye's architectural character. Our Level 2 survey identifies any visible defects, material risks, and legal issues while providing clear ratings for each element of the property.

The report includes our professional opinion of the property's market value, which is particularly useful given the current Ross-on-Wye market where prices have shown some fluctuation. Recent data shows prices in the HR9 5 postcode area fell by around 4.6% over the last year, though this varies by property type. We highlight any urgent issues that require immediate attention, as well as those that should be monitored over time. Our surveyors are familiar with common defects found in the area's older properties, from penetrating damp in solid-walled buildings to roof deterioration on period properties. We also check for any alterations that may not have Building Regulations approval, which is especially relevant in a town with extensive historic housing stock where previous owners may have made modifications without seeking necessary consents.

For properties of non-traditional construction or those showing signs of structural movement, we provide detailed guidance on what further investigation might be required. Given that approximately 55% of Ross-on-Wye's housing stock was built after 1945, we regularly encounter a mix of post-war construction methods alongside older traditional buildings, each with their own characteristic defect patterns. Our thorough approach ensures you understand exactly what you are buying and can budget accordingly for any repairs or improvements needed.

• Visual inspection of all accessible areas
• Assessment of major defects and needed repairs
• Market value opinion
• Rating of each element (Condition ratings: 1, 2, 3)
• Guidance on legal issues and planning consents
• Recommendations for specialist inspections where needed

Our inspectors frequently identify several categories of defects when surveying properties in Ross-on-Wye. Dampness ranks as one of the most common issues, particularly in the town's older housing stock built before modern cavity wall construction. Rising damp due to failed or non-existent damp-proof courses affects many period properties, while penetrating damp often results from deteriorating pointing in the soft local sandstone or failed roof coverings. Condensation problems are prevalent in properties with inadequate ventilation, a particular issue in older homes that have been modernised with new windows without adequate background ventilation.

Roof defects constitute another significant finding in Ross-on-Wye surveys. Many properties feature traditional slate or stone tile roofs that have reached or exceeded their expected lifespan. Our inspectors regularly encounter missing or slipped tiles, deteriorated ridge mortar, failing flashings around chimneys, and signs of previous water ingress. Chimney stability is also a common concern, especially on older properties where crumbling brickwork and unstable parapet walls can pose safety risks. Given the age of much of the housing stock, timber defects including wet rot, dry rot, and woodworm infestations are frequently discovered, particularly in areas with persistent damp or poor sub-floor ventilation.

Structural movement and cracking are identified in numerous Ross-on-Wye properties, particularly those constructed on shallower foundations typical of older buildings. Our surveyors assess any cracks for their width, pattern, and direction, distinguishing between minor settlement cracks and more serious structural concerns. The proximity to trees in this leafy town can also contribute to foundation movement as moisture-extracting roots cause ground shrinkage. Additionally, outdated electrical systems and plumbing are commonly found, with many older properties retaining original wiring or lead pipework that falls far below current safety standards.

Properties in flood-risk areas require special attention from our surveyors. Ross-on-Wye's location on the River Wye floodplain means that properties in low-lying areas, particularly around Wilton and Oak Meadow, face regular flooding risk during winter months. Brookend Street has also experienced surface water flooding and closures due to heavy rainfall. Our surveys assess flood resilience measures, the condition of any existing flood defences, and the potential for water ingress. The town benefits from a £7 million flood alleviation scheme protecting low-lying areas from the Rudhall and Chatterley Brooks, and we will note visible evidence of any flood damage or mitigation measures that could affect your decision. While a Level 2 survey is not a flood risk assessment, we provide observations that help you understand the property's history and current resilience.

Understanding the construction methods used in Ross-on-Wye properties helps explain why certain defects are common and what to look for when purchasing. The predominant building material in the historic town centre is a distinctive soft, rich brown Devonian sandstone, often called "old red sandstone" or "Herefordshire sandstone." This characteristic stone is used in prominent buildings like the Market House, St Mary's Church, and the Pye's Almshouses, as well as in many townhouses and boundary walls throughout the conservation area. The stone is relatively soft and porous, making it susceptible to weathering and damp penetration if not properly maintained.

Brickwork is also prevalent throughout Ross-on-Wye, with "Ross Brick" being a locally recognisable wirecut, red-orange multi-coloured brick with a compressive strength of 35N/mm2. This brick has been used since the Tudor period and is found in many period properties alongside the sandstone. Traditional timber frames, typically constructed from oak or elm, were common in Herefordshire's historic buildings, with wattle and daub often used for infill panels before being limewashed. Many older cottages in the surrounding villages and the historic core retain these traditional features, which require specialist knowledge to assess properly.

The foundations of older properties in Ross-on-Wye are typically shallower than modern builds, reflecting building practices before current building regulations. This makes them more susceptible to movement from ground conditions, particularly when nearby trees extract moisture from clay soils. While Ross-on-Wye's underlying geology of red-brown sandstone bedrock does not present the high shrink-swell risk found in some other areas, properties with large trees nearby should be carefully assessed. Most post-war properties in the town use cavity wall construction, though solid wall construction predominates in properties built before the 1920s. Our surveyors understand these local construction methods and can identify defects that are typical for each building type.

Ross-on-Wye has seen significant new housing growth in recent years, with several active developments providing options for buyers seeking modern properties. At The Orchards in Hildersley, David Wilson Homes offers 2, 3, and 4-bedroom homes priced from £255,000 to £364,500. This development has proved popular with families attracted to the village atmosphere while remaining close to Ross-on-Wye town centre. Our surveyors have inspected numerous properties at this development and understand the typical construction methods and common issues that may arise in these newer homes.

Taylor Wimpey's Kyrle Green development at St Mary's Garden Village offers another popular option, with 2, 3, and 4-bedroom homes ranging from £315,000 to £452,000. This development also includes shared ownership options through Connexus, making it accessible to first-time buyers. For those seeking larger executive homes, the Roman Gate development by Lagan Homes in nearby Weston-under-Penyard offers 2, 3, 4, and 5-bedroom properties in a village setting just outside Ross-on-Wye. The Howle Hill development by Kinspire Homes provides a mix of 2-bedroom semis and 4-bedroom detached homes in a countryside location.

Even new build properties benefit from a professional survey. While they should be free from the defects common in older properties, our inspectors have identified construction issues, snagging items, and problems with workmanship in new developments across the Ross-on-Wye area. A Level 2 survey provides an independent assessment of the property's condition, with any issues documented for the developer to address. For properties at The Chase Dales on Walford Road, which is exclusively for residents over 55, our surveyors understand the specific construction methods used in these retirement developments. We have also surveyed properties at various stages of the Riverview Flats redevelopment on Wye Street, where modern apartments are replacing older stock.