RICS Level 2 Survey in Wellington TA21

A RICS Level 2 Survey, also known as a Homebuyer Survey, provides a thorough inspection of the property's visible and accessible elements. Our chartered surveyors examine the structural integrity of the building, from the foundation to the roof, identifying defects that could affect the property's value or require expensive repairs. In Wellington TA21, where a significant proportion of housing dates from the Victorian and Edwardian periods, our inspectors pay particular attention to common issues such as deterioration of slate roofs, aging leadwork, and the condition of original timber windows and doors. We recently inspected a Victorian terrace on Bampton Street where we identified significant slate tile degradation and compromised lead flashing around the chimney stack, issues that would have cost thousands to repair if left undetected.

The survey covers all major building elements including walls, floors, ceilings, roofs, and foundations. We inspect the condition of joinery, examine the state of damp-proof courses, and assess the effectiveness of existing ventilation systems. For properties in Wellington's conservation area, our surveyors are experienced in identifying issues that may relate to the special character of these historic buildings, including the condition of traditional lime mortar pointing, stonework repairs, and any alterations that may require Listed Building Consent. We understand that properties in the conservation area around the town centre often have unique construction details that require careful assessment, from the decorative render finishes to the original sash windows that may need specialist repair rather than replacement.

One of the key benefits of a RICS Level 2 Survey is the inclusion of a market valuation and insurance reinstatement figure. Based on current Wellington TA21 property data, including recent sales data from the local area and our knowledge of the local market, we provide an independent valuation that helps you understand whether the asking price reflects the property's true market value. This information proves invaluable during price negotiations, particularly if significant defects are identified that may require remediation. We also provide an insurance reinstatement figure that your mortgage lender will require for buildings insurance purposes, calculated according to current building costs in the Wellington area.

• Structural walls and foundations
• Roof covering and structure
• Damp and moisture assessment
• Timber condition and rot
• Electrical and plumbing overview
• Windows, doors, and joinery
• External finishes and drainage
• Market valuation

The geology of Wellington TA21 presents specific challenges for property owners. The underlying Mercia Mudstone consists largely of clay, which creates a moderate to high shrink-swell potential. This means properties in the area can be susceptible to subsidence or heave, particularly during dry summers or where mature trees are located close to foundations. Our surveyors carefully examine walls, floors, and window openings for signs of structural movement, including cracks that may indicate foundation issues. Properties with large trees nearby, particularly those with invasive root systems, receive extra attention during our inspection. We recently identified significant foundation movement at a property on the outskirts of Wellington where a row of mature Leylandii trees had extended their root systems beneath the building's foundations, causing visible cracking to the external walls.

Damp problems are among the most common issues we identify in Wellington TA21 properties. The older stone-built homes in the town centre and surrounding areas often suffer from rising damp, particularly where damp-proof courses are missing, damaged, or bridged. Penetrating damp can affect properties with damaged roof coverings, deteriorated leadwork, or blocked gutters. Given the area's rainfall patterns, we pay close attention to the condition of flat roofs, parapet walls, and any areas where water might penetrate the building envelope. Properties with solid walls, common in pre-1919 construction, are also prone to condensation issues, particularly where ventilation is inadequate. We recently surveyed a solid-walled Victorian cottage in the conservation area where rising damp had bridging the damp-proof course due to external ground levels being raised over the years, a common problem in Wellington's older properties.

The condition of roofs requires careful assessment across Wellington TA21. Many older properties feature original slate roofs, which may have reached the end of their serviceable life or have damaged tiles. Leadwork around chimneys, valleys, and flat roof details often deteriorates over time, causing water ingress. For properties in the conservation area, we note any alterations to roof coverings that may require approval from the local planning authority. The newer properties built by Bovis Homes, Bloor Homes, and Barratt Homes typically feature modern concrete tile roofs, which generally require less maintenance but still benefit from our inspection to check for any manufacturing or installation defects. We have found that even relatively new properties at Longforth Farm can have issues with roof tile spacing and ridge tile mortar degradation within just a few years of construction.

• Subsidence and heave from clay soil
• Rising and penetrating damp
• Roof deterioration and leadwork
• Timber decay and woodworm
• Outdated electrical systems
• Chimney stack defects
• Drainage and guttering issues
• Structural movement cracks