RICS Level 2 Survey in SO16 7 Southampton

Our RICS Level 2 Survey provides a comprehensive inspection of the property's condition, focusing on any defects that might affect value or safety. We examine the walls, roof, floors, doors, windows, and fixed installations like bathrooms and kitchens. The survey includes an assessment of the property's construction, any obvious signs of damp or rot, and the condition of integral fixtures. Every accessible part of the building gets visual inspection, with our surveyors noting any defects and categorising them by severity using the RICS condition rating system.

In SO16 7, where 78% of properties were built before 1980, our surveyors pay particular attention to age-related issues common in the local housing stock. This includes checking older damp-proof courses that may have failed, inspecting timber windows and doors for decay, and assessing roof coverings that may be showing wear after decades of exposure to the elements. Many properties in the area were built using traditional cavity wall construction with brick external walls, but older homes may have solid walls that require different assessment approaches for damp resistance.

We also evaluate the property's exposure to local environmental risks. The SO16 7 area sits on clay geology that can cause subsidence issues during periods of drought or heavy rainfall, so our inspectors carefully examine foundations and walls for signs of movement or cracking. We check drainage systems and report on any visible defects that could lead to future problems. The underlying geology includes Tertiary deposits such as the Headon, Barton, and Bracklesham Beds, which contain significant clay content that expands and contracts with moisture changes.

Our surveyors specifically look for defects common to the local housing stock, including deteriorating roof tiles on properties with pitched roofs, rising damp in solid-wall construction, and outdated electrical installations in homes built before modern wiring standards were introduced. We examine chimney stacks on period properties, check gutters and downpipes for blockages, and assess the condition of any outbuildings or extensions. The report provides clear condition ratings for each element, making it easy to prioritise any necessary repairs.

• Wall and ceiling condition
• Roof and chimney inspection
• Damp and timber decay assessment
• Electrical and plumbing visible defects
• Windows and doors operation
• Drainage and guttering condition
• Foundation and structural movement indicators

The housing stock in SO16 7 presents several common issues that our surveyors frequently identify during inspections. Damp problems rank among the most prevalent, particularly rising damp in solid-wall properties built before modern damp-proof courses were standard. Penetrating damp from defective roof coverings or blocked gutters also affects many homes in the area, especially those with older tiled roofs. With 35% of properties built between 1945-1980, many homes are approaching or have passed the typical lifespan of original damp-proof courses, making this a particularly relevant concern for buyers in the area.

Roof condition is another key area of concern. Properties in SO16 7 commonly feature pitched roofs with clay or concrete tiles, many of which are now over 50 years old. Our surveyors inspect for slipped or broken tiles, defective flashings, and signs of timber decay in roof structures. Blocked gutters and downpipes can cause water to overflow and penetrate roof spaces, leading to rot and structural damage. The Victorian and Edwardian properties in the area, representing 18% of the housing stock, often have more complex roof structures with multiple valleys and chimneys that require detailed inspection.

The underlying clay geology in the Southampton area creates potential subsidence risks, particularly for properties with shallow foundations on shrink-swell soils. During prolonged dry spells, clay soils contract and can cause foundations to shift, leading to subsidence. Conversely, during wet periods, the clay expands and can cause heave. Our inspectors examine walls for cracking that might indicate foundation movement, paying special attention to properties showing signs of previous repair or distress. We also check for drainage issues that could exacerbate soil movement, particularly important in an area where surface water flooding can occur during heavy rainfall.

Properties built before 2000 may contain asbestos in various forms, including textured coatings, insulation materials, and older roofing products. Our surveyors note the approximate age of properties and identify potential asbestos-containing materials, advising that a specialist asbestos survey may be needed before any renovation work. Additionally, outdated electrical installations are common in the 78% of properties built before 1980, with wiring that may not meet current regulations or cope with modern appliance loads safely.

• Rising damp and penetrating damp
• Roof tile deterioration and slipped tiles
• Timber decay in roof structures
• Subsidence and foundation movement
• Outdated electrical installations
• Blocked or damaged drains
• Asbestos in older properties

While SO16 7 is situated inland from the main Southampton waterways, our surveyors still assess flood risk during every inspection. The area has experienced surface water flooding during periods of heavy rainfall, particularly in more built-up sections where drainage systems can become overwhelmed. We check the property's position relative to local watercourses and report on any known flood history. The River Test and River Itchen both flow through greater Southampton, and while SO16 7 is not directly adjacent to these rivers, certain sections of the postcode may be affected by runoff from higher ground.

The local geology presents specific considerations for property buyers. The Southampton area sits on Tertiary deposits including London Clay and Reading Beds, which are prone to shrink-swell behaviour. During prolonged dry spells, clay soils contract and can cause foundations to shift, leading to subsidence. Conversely, during wet periods, the clay expands and can cause heave. Our surveyors examine walls and foundations for signs of this type of movement, looking for characteristic cracking patterns that indicate ground movement rather than structural defects.

We also assess drainage and soakaway systems, which are particularly important in areas with clay soils where surface water may drain slowly. Properties with inadequate drainage can experience problems with damp and structural movement over time. Our report will highlight any concerns about the property's ability to manage surface water effectively. We check gutter and downpipe condition, assess the fall of external paving, and note any areas where water appears to be pooling or draining poorly. This is especially relevant for properties with large gardens or those adjacent to areas of green space.

Southampton's position as a major port city means the local economy includes significant employment in shipping, logistics, healthcare, and education. The University of Southampton and Solent University both contribute to housing demand in the area, while University Hospital Southampton provides major employment. This economic stability makes SO16 7 an attractive location for families and professionals, but it also means property inspections are essential given the diverse age and condition of housing stock in the area. a first-time buyer or moving from another part of the city, understanding the specific risks associated with local properties helps you make a confident purchasing decision.