RICS Level 2 Survey in Rowde

Rowde's housing stock reflects the rich architectural heritage of North Wiltshire, with many properties constructed from local stone, brick and render using traditional methods that have been passed down through generations. The village contains a mix of older properties dating back to the 18th and 19th centuries, alongside more modern developments from the post-war period and more recent construction from the 1990s and 2000s. This variety means that every property in Rowde presents unique characteristics and potential issues that only a qualified surveyor can properly identify. The presence of a Conservation Area means that certain properties may have specific restrictions or requirements that affect maintenance and renovation plans, making a thorough survey even more valuable for understanding what you can and cannot change.

The underlying geology in this part of Wiltshire includes chalk and greensand, with clay soils also present in various locations throughout the village and surrounding countryside. Clay soils are particularly problematic for foundations as they are prone to shrink-swell movement, where the ground expands during wet periods and contracts during dry spells. This ground movement can cause subsidence or heave, leading to structural cracks and damage to foundations, particularly in older properties with shallower footings. Our surveyors are trained to identify the signs of such movement and will advise you on any remedial action that may be required. In our experience surveying properties around Devizes and Chippenham, we have seen numerous cases where clay-related ground movement has caused significant structural issues in properties that appeared sound at first glance.

Many properties in Rowde will have solid wall construction rather than modern cavity walls, which can present challenges in terms of insulation and damp resistance. Rising damp is a common issue in older properties without a proper damp-proof course, while penetrating damp can occur where roof coverings, flashing or rendering have deteriorated. Our detailed inspection covers all these areas, examining walls, floors, ceilings, roofs and the integrity of the building's structure to ensure you have a complete picture of the property's condition. We use our experience of local building methods to assess whether walls have been retrofitted with insulation, whether cavity wall insulation has been installed, and whether these measures have been properly applied or are causing unexpected problems.

Surface water flooding can affect certain areas of Rowde, particularly during periods of heavy rainfall when drainage systems may become overwhelmed. While the village is not immediately adjacent to the River Avon, local watercourses and the natural topography can create flood risk in low-lying areas. Our surveyors will assess the property's flood risk and check the condition of drainage systems, gutters and downpipes to ensure they are functioning properly. We also look at the gradient of the plot, the position of the property relative to neighbouring land, and whether any history of flooding has been reported by the vendor or discovered through our searches.

• Traditional stone and brick construction
• Conservation Area restrictions
• Clay soil shrink-swell risk
• Potential surface water flooding
• Solid wall construction issues
• Age-related wear and tear

Based on our experience surveying properties throughout Wiltshire, we have identified several issues that frequently arise in Rowde homes. Roof problems are particularly common, especially in older properties where tiles may have slipped, pointing may have deteriorated, or lead flashing around chimneys and valleys may have corroded. These defects can allow water penetration, leading to damp internally and damage to timbers. Our surveyors give particular attention to roof conditions, as repairs can be costly and are often needed soon after purchase. We have seen numerous properties in the Rowde and Devizes area where roof repairs were required within the first year of ownership due to hidden defects that were not apparent during casual viewing.

Timber defects are another significant concern in Rowde properties, particularly those with older timber-framed construction or traditional wooden joinery. Wet rot and dry rot can affect window frames, door frames, floorboards and structural timbers, especially where condensation or damp has been present. Woodworm infestations can weaken timbers and compromise structural integrity. Our inspection includes probing accessible timber where appropriate and checking for signs of active or historic insect attack. We have found that properties with poorly maintained gutters or inadequate ventilation in roof spaces are particularly susceptible to timber decay, and we always recommend corrections to rainwater goods and ventilation as part of our follow-up advice.

The condition of rainwater goods is critical in a village like Rowde where many properties have traditional cast iron or gutters and downpipes. These can become blocked with leaves and debris, causing overflows that saturate walls and lead to penetrating damp. Joints in older gutter systems often fail over time, and brackets can become loose or corroded. Our surveyors will assess the condition of all rainwater goods and advise on any repairs or replacement that may be necessary. We pay particular attention to cast iron gutters that may have been poorly maintained or painted over, trapping moisture and accelerating corrosion.

Electrical systems in older Rowde properties may not meet current safety standards and could pose a fire risk. Rewiring may be required where the installation is outdated or where certification is not available. Our survey includes a visual inspection of the electrical installation, identifying obvious hazards such as damaged cables, outdated consumer units or incorrect polarity. We will recommend a qualified electrician to conduct a more detailed Electrical Installation Condition Report (EICR) where necessary. In our experience, many properties in the Wiltshire area still have original wiring from the 1960s or earlier, which simply cannot cope with modern electrical demands and may pose significant safety risks.

The RICS Level 2 Survey uses a simple traffic light system to rate the condition of different elements of the property. Green indicates no repairs are currently needed, amber signals defects that require repair or replacement but are not immediately urgent, and red highlights serious issues that require urgent attention or further investigation. This clear system helps you prioritise any work that may be needed and understand the potential costs involved. Each element of the property, from the roof down to the foundations, receives one of these ratings, giving you a complete picture of the property's condition at a glance.

Each section of the report includes a detailed description of the defect found, its cause, and the likely consequences if left unaddressed. Our surveyors provide practical recommendations for repair, including guidance on whether specialist contractors should be engaged. Where a defect may affect the value of the property or require significant expenditure, we will highlight this clearly so you can factor it into your purchasing decision and financial planning. We always aim to provide actionable advice that helps you understand not just what is wrong, but what needs to be done about it and roughly how urgent each issue is.

The report also includes a property valuation and reinstatement cost assessment for insurance purposes. This valuation is based on our surveyor's professional judgement and reflects current market conditions in Rowde and the wider Devizes area. The reinstatement cost is the amount it would cost to rebuild the property from scratch if it were destroyed, which is essential information for buildings insurance purposes. Many buyers are surprised to learn that their mortgage lender will require buildings insurance from the point of completion, and having the reinstatement cost to hand makes arranging this cover much simpler.