RICS Level 2 HomeBuyers Survey Tibberton, Wychavon

Tibberton, Worcestershire, presents a unique set of considerations for property purchasers that make a RICS Level 2 Survey particularly valuable. The village contains numerous listed buildings, including timber-framed structures with painted brick infill and thatched roofs, as well as more recent red brick houses built throughout the twentieth century. Properties of this age and construction type often hide defects that are not visible during a casual viewing, and our surveyors know exactly what to look for when inspecting a Tibberton property.

The local geology presents specific challenges that our surveyors take into account. Tibberton sits in an area with notable shrink-swell hazard, meaning the clay-rich soil expands and contracts with moisture changes. This ground movement can cause structural problems, particularly in properties with shallow foundations or those with mature trees nearby. Our Level 2 survey includes an assessment of the property's vulnerability to subsidence and heave, issues that are particularly relevant given the recent surface water flooding incidents in the village, including the raw sewage flooding from a failed pumping station on Plough Road in January 2024.

The village's proximity to the Worcester and Birmingham Canal and local watercourses means that flood risk is a genuine consideration for properties in lower-lying areas. Our surveyors will assess drainage around the property, examine the condition of gutters and downpipes, and note any signs of previous water ingress that may indicate a vulnerability to flooding. Combined with the age of many properties in the village, these factors make a comprehensive survey an essential part of the buying process.

Tibberton falls within the Wychavon District Council area, which has 64 conservation areas. If the property you are considering is within the Tibberton conservation area, our surveyors will check for any signs of unauthorized alterations that could create legal complications later. Many properties along the historic village lanes have had modifications over the years, and our team understands the specific requirements for maintaining period features while complying with current regulations.

• Identification of structural issues related to clay soil movement
• Assessment of flood risk and drainage conditions
• Evaluation of older timber-framed construction
• Checking for common defects in period properties
• Review of any previous alterations or extensions
• Verification of conservation area requirements

Based on our experience surveying properties throughout the Tibberton area, several common defects frequently appear in our reports. Dampness is perhaps the most prevalent issue, particularly in the older timber-framed properties that make up much of the village's housing stock. Rising damp due to failed or non-existent damp-proof courses, penetrating damp from defective roof coverings or damaged pointing, and condensation resulting from inadequate ventilation are all commonly identified. These issues are particularly relevant in Tibberton where many properties were built before modern damp-proofing techniques were standard.

Roof defects are another frequent finding in our Tibberton surveys. Broken or missing tiles, deteriorated mortar to ridge and hip tiles, sagging rooflines, and inadequate insulation are all commonly encountered. For properties with thatched roofs, our surveyors assess the condition of the thatching material, looking for signs of deterioration, pest infestation, or water penetration. These roofs require specialized knowledge to evaluate properly, and our team understands the specific issues affecting traditional Tibberton roofing materials.

Structural issues related to the local clay soil are also frequently identified. The shrink-swell behavior of the underlying geology can cause foundations to move, leading to cracks in walls, uneven floors, and misaligned doors and windows. Our surveyors look for signs of this movement, including crack patterns that may indicate subsidence or heave. Given the area's history of surface water flooding, we also assess the effectiveness of drainage systems and the grading of ground around properties.

Electrical and plumbing defects are commonly found in older Tibberton properties. Many homes still have original wiring from the mid-twentieth century or earlier, which may not meet current safety standards. Similarly, lead pipework, which was commonly used in properties built before 1969, can still be found in some older cottages. Our survey includes a visual assessment of these building services, flagging any obvious safety concerns or areas requiring further investigation by specialist contractors.