RICS Level 2 Survey in SN1 5 Swindon

Properties in SN1 5 represent a diverse mix of housing types, from traditional Victorian terraces found between Old Town and the town centre to newer apartment developments. The area includes the historic Railway Village, where you will find Grade II listed properties requiring particular attention during any survey. Given that terraced properties account for 31.7% of sales in the wider SN1 area and semi-detached homes represent another 27.9%, understanding the specific condition of any property you are considering is essential before proceeding with your purchase. Many of these older properties, particularly those built before 1919 in areas like the Railway Village, have unique construction methods and materials that require an experienced eye to assess properly.

The local geology presents specific considerations for property condition that our surveyors understand intimately. Swindon sits on a foundation of Kimmeridge clay, Corallian clay, and Oxford clay, with Purbeck and Portland stone underlying the Old Town area where stone was quarried until the 1950s. The New Swindon area is mostly made up of Kimmeridge clay with outcrops of Corallian clay in areas like Penhill and Pinehurst. Clay soils are susceptible to shrink-swell movement with changes in moisture content, which can lead to subsidence issues in properties with foundations that are not adequate for ground conditions. Our surveyors know to check for signs of movement, cracking, or subsidence that may indicate problems related to the underlying clay geology, and we document any concerns thoroughly in our reports.

The presence of the River Cole and River Ray in the wider Swindon area also means that certain parts of SN1 5 may be at risk of fluvial flooding, particularly those properties near watercourses or in lower-lying areas. The River Cole and its tributaries flow northeastward from Swindon and form the northeastern boundary of the town, while the River Ray rises at Wroughton and forms much of the borough's western boundary. While specific flood risk data for individual properties in SN1 5 requires detailed assessment, our surveyors will note any indicators of past water damage, dampness, or drainage issues that could affect the long-term condition of the property you are considering purchasing. We also check for surface water flooding risks, which are a general concern in urban areas.

The ongoing development in and around Swindon, including projects like King George Park where Sovereign Network Group and Vistry are delivering additional affordable homes, demonstrates the continued growth of the area. While this brings new housing options, many buyers in SN1 5 are still attracted to the character and history of older properties in the area. Whether you are considering a new build or a period property, our surveyors have the expertise to identify any issues and provide you with the information you need to make a confident decision about your purchase.

A RICS Level 2 Survey provides a thorough inspection of all accessible areas of the property, including the roof space, walls, floors, windows, doors, and permanent fixtures. Our surveyors examine the condition of the roof covering, check for signs of dampness in walls and ceilings, assess the condition of windows and doors, and evaluate the overall structural integrity of the building. The survey follows RICS standards and produces a detailed report with traffic light ratings indicating the condition of each element inspected. This systematic approach ensures that no significant issues are overlooked, giving you a complete picture of the property's condition.

For properties in SN1 5, our inspectors pay particular attention to issues commonly found in the local housing stock. Victorian and Edwardian terraces in the area often feature solid ground floors rather than suspended timber floors, which can be susceptible to damp penetration from ground moisture. Roofs on older properties may have original slate or tile coverings that, while often durable, can develop issues with age, including cracked tiles, degraded pointing, or problems with valley gutters. Our surveyors will also check the condition of any chimneys, which are a common feature on period properties in this part of Swindon, noting any signs of deterioration or structural concern that could lead to water ingress or safety issues.

Electrical and plumbing installations receive careful attention during our surveys. Many properties in SN1 5, particularly those in the older housing stock, may have electrical installations that do not meet current regulations or have not been updated for several decades. Properties built before the 1990s may have outdated electrical installations that do not comply with current Part P building regulations, and consumer units, fuse boards, and wiring may be old enough to pose a safety risk. We note the approximate age and condition of consumer units, wiring, and socket outlets, and recommend further investigation by qualified electricians where necessary. Similarly, plumbing is inspected for leaks, corrosion, and the condition of pipework, with particular attention to lead pipes which may still be present in older properties.

Boundary walls, outbuildings, and external spaces are also included in our assessment. Many properties in SN1 5, particularly terraced houses with shared boundaries, may have walls that have been subject to movement or deterioration over time. We inspect retaining walls, garden walls, and any detached structures such as garages or sheds, noting their condition and any potential risks. For properties with flat roofs, which are more common on extensions and modern properties, we pay particular attention as these have a limited lifespan and often show signs of deterioration that can lead to water ingress if not addressed.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows and doors
• Damp and timber decay
• Electrical and plumbing installations
• Boundary walls and outbuildings

Our experience surveying properties throughout SN1 5 has identified several recurring issues that buyers should be aware of. Damp is one of the most common problems, particularly in older properties with solid walls or those lacking adequate ventilation. Rising damp can affect ground floor walls, while penetrating damp often manifests in roof spaces or walls exposed to prevailing winds. The prevalence of solid walls in Victorian and Edwardian properties in the area means that damp penetration is a frequent concern, especially during the wet winter months. Our surveyors use their expertise to identify the source of any dampness and recommend appropriate remedies, whether that involves improving ventilation, treating affected surfaces, or addressing external defects that are allowing water ingress.

Roof conditions vary significantly across the housing stock in SN1 5. Older properties may have original roof coverings that, while historically significant, require ongoing maintenance and may have exceeded their expected lifespan. Flat roofs, which are more common on extensions and modern properties, have a limited lifespan and often show signs of deterioration including blistering, ponding, or degraded flashing. Our surveyors inspect all aspects of the roof structure, including rafters, joists, felt, and covering materials, noting any defects that could lead to water ingress. For properties with original slate or tile roofs, we check for cracked or missing tiles, degraded mortar in ridges and valleys, and the condition of any chimney stacks which are a common source of leaks in period properties.

Electrical safety is another area of concern in the local housing stock. Properties built before the 1990s may have outdated electrical installations that do not comply with current Part P building regulations, and consumer units, fuse boards, and wiring may be old enough to pose a safety risk. Many Victorian and Edwardian terraces in SN1 5 may never have had their electrical systems upgraded, meaning they still contain old fabric-covered wiring that could be a fire hazard. Our surveyors will recommend that a qualified electrician carries out a full electrical inspection before you move in, and we note any visible electrical defects in our report. This is particularly important for properties in the older terraces where electrical upgrades may never have been carried out.

The clay soil geology underlying much of Swindon can cause subsidence or settlement issues in properties with shallow foundations. The presence of Kimmeridge clay, Corallian clay, and Oxford clay means that properties in SN1 5 may be susceptible to shrink-swell movement as the soil expands and contracts with moisture changes. While not every property in SN1 5 will be affected, our surveyors are trained to look for signs of structural movement, including cracking in walls, doors and windows that stick, and uneven floors. Any such indicators are thoroughly documented in our reports with recommendations for further investigation if necessary. We also check for signs of previous subsidence movement or remedial works that may have been carried out to address foundation issues.