RICS Level 2 Survey in SG4 7 Hitchin

Hitchin's housing stock presents a variety of construction types that require experienced surveyors to assess properly. The area features numerous Victorian and Edwardian properties built before 1919 using traditional solid brick walls, timber floors, and slate or clay tile roofs. These period homes often have shallow strip foundations that can be vulnerable to movement in the clay-rich soils found throughout the region. Our Level 2 surveys specifically examine these structural elements and flag any concerns related to the local ground conditions. We have seen numerous cases where original foundations simply were not designed to accommodate the mature trees now towering over gardens in areas like Charlton and Gosmore.

The presence of chalk bedrock beneath much of Hitchin, overlain by superficial deposits containing clay, creates potential for shrink-swell behaviour in foundations. During periods of extreme wet or dry weather, properties with shallow foundations may experience movement that manifests as cracking or subsidence. Our surveyors know to look for signs of this type of movement, particularly in older properties where original damp-proof courses have failed or been compromised over time. We pay special attention to properties with large trees within falling distance of the building, as root systems can moisture from clay soils, causing seasonal ground movement that leads to structural distress.

Newer developments like The Sycamores off Cambridge Road, built by Taylor Wimpey with 3, 4, and 5 bedroom homes ranging from £450,000 to £750,000+, represent the modern end of the spectrum. While these properties benefit from contemporary building regulations and modern construction techniques, they still require professional surveys to identify any defects that may have emerged since construction. Our inspectors apply the same rigorous standards to new-build properties as they do to period homes. We frequently identify snagging issues in recently completed developments that builders should rectify before the NHBC warranty period expires.

• Victorian and Edwardian period properties
• Post-war cavity wall construction
• 1980s onwards modern builds
• New build developments

Damp problems rank among the most frequent issues identified in SG4 7 surveys, affecting both period properties and newer builds. Rising damp occurs when the original damp-proof course has failed or was never installed, particularly common in homes built before the 1970s when such courses were not standard practice. Penetrating damp results from defective pointing, damaged gutters, or porous brickwork allowing water ingress. Our surveyors use moisture meters to identify affected areas and determine the likely cause and severity of damp conditions. In Hitchin's older properties, we frequently find that render has cracked and water to penetrate solid brick walls, particularly on north-facing elevations that receive less sun exposure and take longer to dry out after rain.

Roof deterioration represents another major category of defects in local properties. Victorian and Edwardian homes often feature original slate or clay tile roofs that have surpassed their expected lifespan. Lead flashing around chimneys, valleys, and roof windows frequently shows signs of deterioration, corrosion, or poor installation. Missing or displaced tiles, sagging rooflines, and inadequate ventilation in loft spaces are all flagged in our Level 2 reports. We have inspected numerous properties in the Walsworth and Bury Mead areas where original clay tiles are over 100 years old and starting to fail, allowing water ingress that damages internal ceilings and walls.

Electrical and plumbing systems in older Hitchin properties frequently require updating to meet current safety standards. Original wiring may consist of rubber-insulated or cloth-covered cables that pose fire risks and cannot handle modern electrical loads. We have seen fuse boards with rewirable fuses and no RCD protection in properties that have not been updated since the 1960s. Similarly, lead pipes, galvanised steel plumbing, and outdated consumer units require attention. Our surveyors note the apparent age and condition of these installations and recommend further investigation by qualified electricians and plumbers. Many properties in the St. Johns and Old Town areas still have original cast iron drains that are corroded and prone to blockage.

Asbestos-containing materials may be present in properties built before 2000, particularly in asbestos cement roofing sheets, pipe insulation, floor tiles, and textured wall coatings. Our surveyors identify potential ACMs and recommend appropriate testing and removal by licensed contractors where necessary. In Hitchin, we commonly find asbestos cement sheets on garages and outbuildings, as well as bitumen damp-proof courses containing asbestos in properties from the 1960s and 1970s. While not always dangerous if in good condition, any disturbance of these materials requires professional removal.

Hitchin contains numerous Listed Buildings and properties within Conservation Areas that require particular attention during the survey process. The town centre and older residential areas feature several Conservation Areas, including the Old Town and St. Johns areas, where properties benefit from special planning controls designed to preserve their historic character. If you are purchasing a property with listed status in SG4 7, our standard Level 2 survey may not provide sufficient detail for the complexity of the building. Listed Buildings often have historic fabric that requires specialist assessment, and any future works will require Listed Building Consent from North Hertfordshire District Council.

For listed properties, we generally recommend upgrading to a RICS Level 3 Building Survey which provides more detailed analysis of construction, materials, and potential repair strategies. Our surveyors understand the balance between preserving historic character and addressing modern building defects. We can advise on the implications of the property's listed status and help you budget for ongoing maintenance of historic elements. Many listed properties in Hitchin have original features such as decorative fireplaces, cornices, and sash windows that require specialist repair rather than replacement.

Properties in Conservation Areas may have restrictions on alterations to the exterior of the building, including changes to windows, doors, roof materials, and even minor modifications like installing satellite dishes. Our surveyors can advise on these considerations during the inspection process. We understand that purchasing a historic property in Hitchin comes with responsibilities as well as rewards, and we aim to provide you with all the information you need to make an informed decision about your purchase. The extra cost of a Level 3 survey is often money well spent when buying a property with significant historic value.