RICS Level 2 Survey Totton and Eling

Our RICS Level 2 Survey provides a thorough inspection of the property's visible condition, identifying any significant defects or areas requiring attention. We examine the main structural elements including walls, floors, roofs, and foundations, giving you a clear red-amber-green rating for each area inspected. The survey includes assessment of damp levels, timber condition, roof structure, and the condition of windows and doors. Unlike a basic mortgage valuation, this survey tells you exactly what is wrong with the property and why it matters for your investment.

In Totton and Eling, our inspectors frequently encounter issues related to the local geology and housing stock. The underlying London Clay presents a moderate to high shrink-swell risk, meaning properties with shallow foundations or large trees nearby can suffer from subsidence or heave movement. We specifically look for signs of this, including cracking to walls, uneven floors, and evidence of previous movement repairs. Properties in low-lying areas near the River Test and Bartley Water also require careful assessment for flood risk, and our surveyors note any visible flood resilience measures or concerns that could affect your insurance premiums or future saleability.

The survey also includes a market valuation figure and an insurance rebuild cost estimate, helping you understand the property's true worth in the current Totton and Eling market. With recent price trends showing modest growth of around 1-3% annually, having an independent valuation protects you from overpaying. We also highlight any urgent defects that require immediate attention, giving you leverage in price negotiations with the seller. This is particularly important in the current market where properties can sell quickly, and having survey evidence of issues can save you thousands in negotiation.

Our surveyors are familiar with the various construction methods used across Totton and Eling's housing stock. Properties built before 1919 typically feature solid brick walls with shallow brick footings, while post-war homes from the 1945-1980 period use cavity brick construction with concrete tiled roofs. Modern properties from the 1980s onwards benefit from full cavity wall insulation and uPVC windows. Each era brings its own typical defects, and our detailed knowledge of these construction methods allows us to identify issues that less experienced surveyors might miss.

• Structural condition assessment
• Damp and timber inspection
• Roof and guttering review
• Electrical and plumbing observations
• Flood risk assessment
• Market valuation and rebuild cost

Understanding how properties in Totton and Eling were built helps explain the common defects we find during our surveys. The predominant building material in this area is brick, typically red or brown, reflecting typical South East England construction. Rendered finishes are also common, particularly on newer properties or extensions. Some older properties in the Eling area may feature tile hanging on upper floors, a traditional method that requires careful inspection to ensure the tiles remain securely fixed.

Properties built before 1919 in areas like the Eling Conservation Area around St Mary's Church and the Old Rectory typically feature solid brick walls, original timber floors and roofs, and slate or clay tile coverings. These homes often have shallow brick footings that can be vulnerable to movement in the clay soil, particularly if large trees are nearby. Foundations on these older properties are often less deep than modern requirements, making them more susceptible to subsidence during periods of drought or excessive rainfall.

The inter-war period from 1919-1945 saw cavity brick walls become more common, though many properties still used traditional timber frame construction. The post-war boom from 1945-1980 brought significant development to Totton and Eling, with estates like Rushington being completed. These properties typically feature cavity brick walls, concrete tiled roofs, and either suspended timber or concrete ground floors. While generally sound, these homes are now over 50 years old and showing their age, with original features that may need updating.

Modern properties built since the 1980s use contemporary cavity wall construction with brick outer leaves and block inner leaves, complete with insulation. These homes feature uPVC windows, modern heating systems, and generally meet current building regulations. However, even new builds on developments like Hazelwood and Testwood Meadows can have defects that our surveyors are trained to spot, from snagging issues to more serious structural concerns that may not be apparent to the casual buyer.

• Pre-1919: Solid brick walls, shallow foundations
• 1919-1945: Early cavity walls, timber features
• 1945-1980: Cavity construction, concrete tiles
• Post-1980: Modern insulation, uPVC windows

The housing stock in Totton and Eling presents several recurring issues that our surveyors are trained to spot during every inspection. Damp problems are common, particularly in older properties built before 1919 using solid brick walls, where rising damp or penetrating damp can occur due to failed damp proof courses or poor drainage. Properties in Eling, especially those near the historic High Street area, often show signs of damp related to age and original construction methods. We also see considerable timber decay in older homes, including wet rot and dry rot in floor joists, roof timbers, and window frames that can compromise structural integrity if left untreated.

Roof defects rank among the most frequent issues identified in our Totton and Eling surveys. Properties over 50 years old typically show wear on roof coverings, whether slate, clay tiles, or concrete tiles. Lead flashing deterioration, particularly around chimneys and valleys, allows water ingress that causes internal damp. Blocked or damaged guttering is another common finding, often leading to water overflowing and penetrating wall surfaces. Our inspectors carefully assess roof pitch, covering condition, and any visible sag or structural movement that might indicate more serious underlying problems.

Electrical and plumbing issues feature prominently in properties built before the 1980s throughout Totton and Eling. Many homes in this area still contain original fuse boards, rubber-sheathed cabling, and insufficient socket points that do not meet modern standards. We note these observations in our report, recommending you obtain a qualified electrician's assessment before completion. Similarly, original plumbing systems with lead or old copper pipes may require replacement, and we highlight any visible corrosion or leaks observed during the inspection. These issues are particularly common in properties on estates built during the 1950s and 1960s expansion.

Given the underlying London Clay geology, subsidence and heave movement is a significant concern in Totton and Eling. Properties with large trees nearby, particularly those in areas like Bartley or near the River Test, can experience foundation movement as the clay expands and contracts with moisture levels. Our surveyors look for tell-tale signs including cracking patterns (often diagonal or stair-step), doors and windows that stick or do not close properly, and uneven floors. Properties with a history of movement may have had underpinning or other structural repairs that we will note in our report.

• Rising damp and penetrating damp
• Roof tile damage and leadwork failure
• Subsidence cracking from clay soil movement
• Woodworm and timber rot
• Outdated electrical installations
• Original plumbing and boiler age

Totton and Eling has seen significant new development in recent years, with several major housing estates providing options for buyers. The Hazelwood development by Barratt Homes off Calmore Road offers 2, 3, and 4-bedroom homes, while Testwood Meadows by David Wilson Homes on Salisbury Road provides larger family houses with prices typically starting from around £400,000. Rumbridge Gardens by VIVID Homes includes affordable housing options off Rumbridge Street. Even on these new builds, a RICS Level 2 Survey is valuable, identifying snagging issues and construction defects that may not be apparent to casual inspection.

Our surveyors inspect new build properties with the same thoroughness as older homes, checking the quality of construction, the finish of windows and doors, and the operation of built-in appliances. While new properties benefit from NHBC or similar warranties, these typically do not cover cosmetic defects or minor issues that affect your enjoyment of the home. Identifying these before you complete means you can request corrections from the developer through your solicitor rather than dealing with them yourself after moving in. The average price for new builds in the area ranges from £300,000 to over £500,000, making a survey fee of £450-£650 a worthwhile investment to protect your substantial purchase.

Looking ahead, further development is planned for the Totton and Eling area. The North Totton development will bring new houses that are expected to increase the local population, and proposals for around 270 homes at Calmore north of Salisbury Road (by Bloor Homes and Barker Mill) are under consideration. Future buyers on these developments will also benefit from a RICS Level 2 Survey to ensure their new home is constructed to the expected standard and to identify any defects before the warranty period expires.

Totton and Eling includes the historic Eling Conservation Area, which features several notable listed buildings including the famous Eling Tide Mill (Grade II* listed), St Mary's Church (Grade II* listed), and the Old Rectory (Grade II* listed). Properties within this conservation area or those that are individually listed often require more detailed assessment than a standard RICS Level 2 Survey can provide. These buildings frequently have unique construction methods, historical materials, and features that require specialist knowledge to evaluate properly.

If you are purchasing a listed building or a property in the Eling Conservation Area, we generally recommend a RICS Level 3 Building Survey instead of the Level 2. The Level 3 provides a much more detailed assessment of the property's condition, including analysis of historic features, traditional building techniques, and any previous alterations that may require Listed Building Consent. This is particularly important as unauthorized alterations to listed buildings can result in enforcement action by the local planning authority.

Properties in conservation areas also often have additional planning constraints that affect what you can do with the property in future. Our surveyors will note any obvious signs of non-compliance or potential issues that you should discuss with your solicitor. This includes things like uPVC windows in period properties, extensions that may not have received proper planning permission, or alterations to the roof that could affect the character of the area.