RICS Level 2 Survey in Tatsfield

Tatsfield's housing mix creates particular survey considerations. With 62.6% of properties being detached homes and prices averaging over £900,000 for this type, a detailed RICS Level 2 Survey provides essential protection for what is typically the largest financial commitment buyers make. The village's location on the North Downs means properties can face geological challenges that a professional inspection will identify. Recent market data shows 25 property sales in the TN16 2 postcode area over the past year, with slight price reductions across most property types including a 0.8% decrease for detached homes and 1.7% for semi-detached properties.

Our inspectors regularly encounter issues specific to Tatsfield's building stock. The village has a significant proportion of properties built before 1980, accounting for approximately 65% of the housing stock. These older properties, while often full of character, frequently require careful assessment for common age-related defects including damp penetration, roof deterioration, and outdated electrical systems. The breakdown shows 18% of properties were built pre-1919 using traditional solid wall construction, 12% were constructed between 1919-1945, and 35% were built in the post-war period up to 1980.

The underlying geology in the Tatsfield area presents specific considerations for property buyers. The presence of London Clay and Gault Clay in the local geology indicates a moderate to high shrink-swell risk, which can affect foundations as moisture levels change. Properties with shallow foundations or those near mature trees may show signs of movement, and our surveyors know exactly what to look for when assessing these potential issues. This is particularly relevant given the rural nature of the village with its many mature gardens and established trees.

Many properties in Tatsfield fall within or near the designated Conservation Area, covering parts of the historic village centre around Church Lane and Westmore Green. These properties, alongside the various Listed Buildings including St Mary's Church and historic farmhouses, require experienced surveyors who understand the additional considerations these designations bring. Our team has specific expertise in assessing older properties where modern standard inspection approaches may not be appropriate.

• Detached properties (62.6% of stock)
• Properties in conservation areas
• Older properties pre-1980 (65%)
• Properties near mature trees (clay soil risk)

Understanding the construction methods used in Tatsfield properties helps our surveyors provide accurate assessments. Properties built before 1919, which represent 18% of the housing stock, typically feature traditional brick construction with solid walls. These properties often have lime mortar pointing rather than modern cement, which affects breathability and damp resistance. Some very old properties may incorporate local stone or flint in their construction, while timber framing with infill panels remains a feature of certain historic cottages in the area.

Properties constructed between 1919 and 1945 saw the transition to early cavity wall construction, though many still feature solid external walls. The roofs during this period commonly use slate or clay tiles, with traditional chimney stacks that often require careful inspection for deterioration. Our surveyors are experienced in assessing these properties and identifying issues specific to their construction era, including the condition of original timber windows and doors.

The post-war period through to 1980 produced many properties in Tatsfield using standard cavity wall construction, typically brick outer leaves with blockwork inner leaves. These 35% of properties often feature concrete floors, which can be prone to dampness if the original damp-proof course has failed. Roofing during this period commonly used clay tiles, though some properties may have concrete tile alternatives. Understanding these construction methods allows our inspectors to target their inspection effectively.

Properties built post-1980 benefit from modern building regulations but still require thorough inspection. This 35% of the housing stock includes properties built with improved insulation standards and more modern electrical and plumbing installations. However, even newer properties can have defects in workmanship, and our detailed visual inspection will identify any issues with fixtures, fittings, or structural elements that require attention.

Our experience surveying properties throughout Tatsfield and the surrounding Tandridge area means we know the typical issues that affect homes here. Damp problems feature prominently in our survey findings, particularly rising damp in solid-walled properties constructed before modern cavity wall techniques became standard. Properties built before 1919, representing 18% of the housing stock, often lack proper damp-proof courses or have ones that have failed over time. Our surveyors use thermal detection equipment and moisture meters to identify damp issues that might not be visible to the untrained eye.

Roof condition issues appear frequently in our Tatsfield reports. Properties over 50 years old, which make up the majority of the village's stock, typically show wear to roof coverings including slipped tiles, deteriorating flashings, and problems with gutters and downpipes. The mix of traditional slate and clay tile roofs across different property ages requires careful assessment by an experienced eye. Our inspectors physically access roofs where safe to do so and use drone technology for higher or complex roof structures.

Electrical and plumbing deficiencies rank among the most commonly identified issues. Properties constructed before modern electrical regulations frequently have outdated consumer units, insufficient socket outlets, and wiring that does not meet current standards. Similarly, original plumbing systems in older properties may use materials now considered obsolete or may have suffered from corrosion and leaks over decades of use. We visually inspect the electrical consumer unit and test a sample of sockets, though full testing requires a qualified electrician.

Structural movement and cracking require particular attention in Tatsfield due to the local clay geology. While minor thermal movement cracking is common and usually harmless, our surveyors are trained to identify more serious patterns that could indicate subsidence or heave. Properties showing significant cracking, especially if accompanied by doors or windows sticking, receive thorough assessment in our reports. We examine the pattern, location, and width of cracks to determine whether they indicate structural concerns requiring further investigation.

• Rising and penetrating damp
• Roof deterioration and tile loss
• Outdated electrical installations
• Subsidence or foundation movement
• Timber defects and woodworm
• Plumbing system deterioration