RICS Level 2 Survey in Sandy

Sandy presents a diverse housing landscape that reflects its evolution from a historic market town to a growing commuter settlement. With approximately 55-65% of properties in the area being over 50 years old, the need for a thorough RICS Level 2 Survey is particularly important. The town's housing stock ranges from Victorian and Edwardian properties along the High Street, through mid-century homes built during the post-war expansion, to contemporary houses on developments like The Brambles and Sandhills Meadow. Each era brings its own common defects and maintenance requirements that our surveyors know to look for, and we tailor our inspections accordingly.

The local geology presents specific challenges that our surveyors take into account when inspecting Sandy properties. The area sits on Sand and Gravel deposits overlying Gault Formation (clay) and Lower Greensand Group, creating a moderate to high shrink-swell potential in certain locations. This means properties built on or near clay deposits may show signs of subsidence or heave, particularly where large trees are present or drainage is poor. Our surveyors pay particular attention to these structural risks, checking for cracking, movement, and drainage issues that could indicate ground instability. We have inspected numerous properties in areas like St Swithun's Road and the roads near the River Ivel where these geological factors are most prevalent.

Properties near the River Ivel face potential flood risk, with both fluvial flooding and surface water flooding identified as concerns in low-lying areas. This can lead to damp problems, structural damage, and issues with services. Our surveyors assess flood risk indicators, examine damp proof courses, and evaluate the overall vulnerability of properties to water damage. For properties in the Conservation Area or those that are listed buildings, we provide additional guidance on whether a more detailed RICS Level 3 Building Survey might be appropriate given the specialized restoration requirements. The Conservation Area encompasses parts of the historic town centre including the High Street and properties around St Swithun's Church, where several Grade II listed buildings require particular attention.

• Traditional red brick construction with clay or concrete tiled roofs
• Properties built on Gault Clay with subsidence risk
• Flood-prone areas near River Ivel
• Mix of pre-war, post-war, and modern construction

Understanding the construction methods used in Sandy properties helps our surveyors identify potential issues during inspections. The older properties in Sandy, particularly those built before 1919 along the historic High Street and surrounding streets, were typically constructed with solid brick walls, often 9 inches thick or more, with timber floors and pitched roofs covered with clay tiles or natural slate. These solid wall constructions lack cavity insulation and may have shallow brick footings that can be vulnerable to movement in certain ground conditions. Our surveyors know to check these older properties carefully for signs of structural stress, cracking, and damp penetration.

Mid-century properties built between 1945 and 1980 make up a significant portion of Sandy's housing stock, representing approximately 30-35% of homes in the area. These properties typically feature cavity wall construction with a brick outer leaf and block inner leaf, timber or suspended concrete floors, and pitched roofs with concrete tiles. While generally sound, these properties often have original features that are now reaching the end of their lifespan, including gutters, fascias, and soffits that may be deteriorating. The post-war expansion areas around Sandy, including roads developed during the 1950s and 1960s, are particularly common targets for our surveyors who look for the specific wear patterns these age of properties typically exhibit.

Modern properties built since 1980, including those on the new developments at Fallowfield, The Brambles, and Sandhills Meadow, use contemporary construction methods including cavity wall construction with brick and block, often incorporating timber frame elements. While these newer homes generally require less maintenance, they can have their own issues including inadequate insulation, poorly sealed windows, and drainage installations that may not be fully settled. Our surveyors apply the same rigorous standards to new build properties as they do to older homes, ensuring that any defects, however minor they may appear, are documented in your report.

• Pre-1919 solid brick walls with timber floors
• Post-1945 cavity wall construction
• Modern brick and block with potential insulation issues
• Concrete tile roofs across all eras

Our experience surveying properties throughout Sandy reveals several recurring issues that buyers should be aware of. Damp problems are particularly common in older properties, with rising damp, penetrating damp, and condensation frequently identified. These issues often stem from failed damp proof courses, inadequate ventilation, or plumbing leaks. Our surveyors use their expertise to identify the source of damp and assess its severity, distinguishing between minor cosmetic issues and serious structural concerns. We frequently find damp issues in properties along the High Street and in the Conservation Area where original damp proof courses may be over 100 years old and no longer effective.

Roof defects represent another common finding in Sandy surveys. Properties over 50 years old often show wear and tear on roof coverings, including damaged or missing tiles, defective flashings, and deteriorated gutters. Leadwork around chimneys and valleys is particularly vulnerable to deterioration, and we often find issues with original lead flashing that has exceeded its expected lifespan. For properties on the newer developments like Fallowfield or The Brambles, we also check for issues common to modern construction such as insufficient insulation, poorly sealed windows, and inadequate ventilation that can lead to condensation problems. The transition from modern building methods to traditional materials can sometimes create unexpected issues that our experienced surveyors know to look for.

Electrical and plumbing issues are frequently identified in properties built before the 1980s. Outdated electrical installations may not meet current safety standards, with old fuse boxes, insufficient sockets, and wiring that requires upgrading. We commonly find dated consumer units and older lighting circuits that would not pass current electrical safety regulations. Similarly, original plumbing systems often feature galvanised pipes that corrode over time, leading to low water pressure and potential leaks. Our surveyors assess these systems and flag any areas that require attention from qualified electricians or plumbers. Properties in the post-war housing estates around Sandy frequently have original plumbing that is now beyond economical repair.

• Rising damp and penetrating damp in older properties
• Roof tile deterioration and defective leadwork
• Subsidence or heave from clay ground movement
• Woodworm and rot in timber elements
• Outdated electrical installations and fuse boxes
• Original plumbing with corroded pipes