RICS Level 2 Survey in Upwood and the Raveleys

Our RICS Level 2 Survey, formerly known as the HomeBuyer Report, provides a thorough assessment of a property's condition focusing on issues that affect value and safety. During our inspection, we examine all accessible areas of the property including the roof space where safe to access, walls, floors, windows, doors, and the general integrity of the building's structure. We specifically look for signs of damp, structural movement, rot, insect infestation, and any defects that might require immediate attention or future maintenance budgeting. Our surveyors use high-quality torches and moisture meters to detect damp that may not be visible to the naked eye, particularly in properties with solid walls that are common throughout the older housing stock in Upwood.

The survey includes a comprehensive evaluation of major issues that could impact your decision to purchase, including problems with the foundation, roof structure, walls, windows, doors, and plumbing and electrical systems. We also assess the property's energy efficiency, highlighting areas where improvements could reduce your running costs. Our report uses a clear traffic light rating system, making it easy to understand which issues are serious, which require attention, and which are purely cosmetic. This systematic approach ensures you receive a balanced, professional opinion on the property's overall condition. We provide specific cost estimates for repairs where appropriate, helping you budget accurately for any work the property may need.

Given the mix of property ages in Upwood and the Raveleys, our surveyors pay particular attention to the specific challenges presented by older homes. Many properties in the area date back to the 17th century, with some structures even older, meaning issues such as decaying timber, outdated electrical systems, and historic building techniques require specialist understanding. We also assess the impact of local geological conditions, including the clay soil prevalent in the Raveleys area that can cause subsidence issues, particularly in properties with trees nearby or older drainage systems. Our experience with properties like The Manor on High Street, with its late 17th-century origin and late 18th-century remodelling, means we know exactly what to look for when assessing historic brickwork and timber-framed construction.

For properties in the new RAF Upwood redevelopment, our survey provides essential verification of build quality despite the presence of NHBC warranties. We identify snagging issues, check the quality of window and door installations, assess the effectiveness of insulation in newly constructed walls, and verify that drainage systems have been properly installed. Our understanding of modern construction methods used by developers like Vistry Group ensures we can spot defects that might be overlooked by less experienced inspectors. Even new builds can have issues with compressed insulation in walls, inadequate ventilation, and finishes that do not meet expected standards.

• Structural integrity and walls
• Roof condition and insulation
• Damp and timber decay
• Windows and doors
• Plumbing and electrical systems
• Energy efficiency rating

Upwood and the Raveleys presents a diverse mix of housing stock that reflects its rich history and rural character. The village features numerous listed buildings, including the Grade I listed Church of St Peter, several Grade II* properties, and dozens of Grade II listed buildings along High Street and surrounding roads. Properties such as The Manor, with its late 17th-century origin and late 18th-century remodelling, showcase the local red and gault brickwork with steeply pitched plain tiled roofs that characterise the area's older residential buildings. The Old Barn, dating back to the 14th century with 16th and 17th-century additions, demonstrates the timber-framed construction methods still found throughout the villages. When surveying these historic properties, we pay particular attention to the condition of original timber frames, the integrity of historic brickwork, and any signs of past inappropriate alterations that might compromise structural stability.

The geological conditions in the Raveleys deserve particular attention for prospective buyers. Great Raveley parish sits predominantly on clay land, which presents a known shrink-swell risk that can cause subsidence, especially in properties with mature trees or older drainage systems. Our surveyors are experienced in identifying the telltale signs of subsidence, including cracks in walls, uneven floors, and doors that do not close properly. We also assess the high water table in the area, which can affect drainage and the feasibility of certain soakaway systems. Properties in strategic parts of Upwood have experienced flooding, and our report will flag any relevant flood risk based on our findings and available flood data. The development on the former RAF Upwood site is located within flood zone 1, but concerns have been raised that the loss of grassland due to development could increase flood risks in Upwood village itself.

The ongoing regeneration of the former RAF Upwood site represents a significant change to the local area, with Phase 1 delivering affordable homes and future phases planned to include open market sale properties. While these new builds offer modern construction and warranties, they still benefit from our independent inspection to verify build quality and identify any snagging issues. Our surveyors understand the local construction materials and methods, from traditional brick and tile to the more modern building techniques used in contemporary developments, ensuring you receive an accurate assessment regardless of the property type. We have specific experience with properties built by Vistry Group and understand the common issues that arise in affordable housing developments.

Our inspectors frequently identify several recurring defect patterns when surveying properties throughout Upwood and the Raveleys. In older properties dating from the 17th century and earlier, we commonly find decaying timber elements, particularly in roof structures where original oak rafters may have been affected by woodworm or wet rot over centuries of exposure. The timber-framed construction method used in buildings like The Old Barn and Three Horseshoes Cottage in Great Raveley requires careful assessment of frame members, anchor bolts, and the condition of any later brick infill panels that may have been inserted over the years.

Properties built with solid walls, which predominate in the older housing stock, frequently suffer from penetrating damp particularly where roofline details have deteriorated or where pointing has failed. The local red brick and gault brick construction is generally durable, but frost damage to softer bricks and salt migration from rising damp can cause significant deterioration. We often recommend repointing with appropriate lime mortar rather than cement-based mortars that can trap moisture and cause further damage to historic fabric. Many period properties also have outdated electrical systems with heritage cast-iron fuse boards that pose fire risks and do not meet current regulations.

The clay soil conditions in Great Raveley create specific challenges for foundations, and we regularly identify evidence of past subsidence movement in properties that have mature trees nearby, particularly those with shallow-rooted species close to the building footprint. Trees such as oak and poplar can draw significant moisture from the soil, causing seasonal shrink-swell cycles that stress foundations. We also check for signs of past drain leaks that may have softened the clay beneath foundations, leading to movement that may have been previously repaired but could recur if drainage is not properly maintained. Properties in the village centre near the Church of St Peter may have shallower foundations due to historical building practices, which can make them more susceptible to movement in periods of extended drought or heavy rainfall.

In newer properties, particularly those on the former RAF Upwood site, we identify different but equally important issues. Common findings include compression gaps in insulated cavity walls that reduce thermal performance, inadequate ventilation in roof spaces that leads to condensation, and snagging issues such as poorly sealed windows, damaged brickwork from scaffolding, and incomplete drainage connections. While these new builds come with warranties, the developer may be slow to address issues, and having our independent assessment provides you with documented evidence of any defects for negotiation or warranty claims.