RICS Level 2 Survey in Wantage

Our RICS Level 2 Survey provides a detailed visual inspection of all accessible areas of the property. We examine the roof structure, walls, floors, windows, doors, and key fixtures, identifying defects that are visible without invasive investigation. The survey includes an assessment of the property's overall condition and highlights any areas requiring urgent attention or further specialist investigation.

In Wantage's older properties, our inspectors frequently identify issues related to the local geology. The underlying Gault Clay and Kimmeridge Clay soils create a moderate to high shrink-swell risk, particularly for properties with mature trees or those with shallower foundations. We specifically look for signs of subsidence, cracking, or movement that might indicate ground instability, which is a key concern for properties across the town.

The survey also covers environmental risks specific to the area. We assess flood risk from the River Letcombe and Childrey Brook, which flow through parts of Wantage, and note any surface water flooding concerns in low-lying areas. For properties in the Conservation Area, we identify any issues relating to traditional construction methods and materials that might require specialist attention.

Our inspection includes a condition rating system that uses red, amber, and green indicators to clearly show the condition of each element. This makes it easy for you to see which issues need immediate attention and which are less urgent. We also provide practical advice on next steps for any problems we find, whether that means budgeting for repairs or commissioning a specialist to investigate further.

• Roof structure and covering condition
• Wall construction and visible defects
• Damp and timber condition
• Electrical and plumbing visible aspects
• Drainage and outside areas
• Energy performance indicators

Our experience surveying properties across Wantage reveals several recurring themes. The town's older properties, particularly those built before 1919 using local honey-coloured limestone and red brick, commonly suffer from damp problems. Rising damp affects many period homes, especially where original damp-proof courses have failed or were never installed. Penetrating damp is also frequent, often resulting from deteriorated pointing, failing leadwork on roofs, or inadequate drainage around the property perimeter.

Roof condition is another major finding in Wantage surveys. Older properties with original slate or clay tile roofs often show significant wear, including slipped or broken tiles, failing pointing to ridge tiles, and deteriorated leadwork around chimneys and valleys. Given that around 20% of Wantage's housing stock dates from pre-1919, our inspectors regularly recommend roof repairs or renewal. We also see issues with flat roof sections on extensions, which often have limited life expectancies.

Electrical and plumbing systems in properties built before 1980 frequently require updating. Many homes still have original galvanised steel pipes or even lead supply pipes, and wiring often does not meet current Part P electrical regulations. Our survey highlights these safety concerns so you can budget for necessary upgrades. We note the condition of consumer units, the presence of earthing, and the type of wiring visible in accessible areas.

The local clay geology creates specific concerns for structural stability. Properties in Wantage, particularly those with shallow foundations or those near mature trees, can experience movement related to soil shrink-swell. Our inspectors look carefully for signs of cracking, especially diagonal cracks near window and door openings, which might indicate ongoing movement. We will recommend a structural engineer if we have concerns about the stability of the property.

• Rising and penetrating damp
• Roof tile deterioration and leadwork failure
• Subsidence related to clay soils
• Outdated electrical wiring
• Original plumbing requiring replacement
• Structural cracking indicating movement

Even new builds from developments like Kingsgrove, Wantage Quarter, or The Nurseries benefit from a Level 2 Survey. While newer properties typically have fewer issues, our survey can identify defects in construction, snagging items, or problems with fittings that may not be apparent to the untrained eye. Many new build developers have separate snagging inspections, but an independent RICS survey provides additional reassurance and protection for your investment.

The three main new build sites in Wantage offer different property types. Kingsgrove by St. Modwen Homes offers 2, 3, 4, and 5 bedroom homes from £320,000 to £650,000+. Wantage Quarter by David Wilson Homes provides 3, 4, and 5 bedroom homes ranging from £380,000 to £600,000+. The Nurseries by Barratt Homes has 2, 3, and 4 bedroom homes from £300,000 to £500,000+. Even on these newer developments, our survey can identify issues with build quality, drainage, or specifications that do not meet building regulations.

We recommend booking your survey early in the conveyancing process so that any issues can be addressed before you exchange contracts. Our fast turnaround times mean you will not hold up your purchase, but you will have the that comes from knowing exactly what you are buying.

Wantage sits on the Corallian Limestone ridge, with Gault Clay and Kimmeridge Clay underlying much of the surrounding area. This geology creates a moderate to high shrink-swell risk for properties, particularly those with mature trees nearby or those with shallow foundations. Clay soils expand when wet and contract during dry periods, which can cause movement in foundations and structural elements over time.

Our inspectors are trained to identify signs of this type of movement. We look for cracking patterns that might indicate subsidence or heave, doors and windows that stick or do not close properly, and visible signs of ground movement around the property. If we identify concerns, we will recommend further investigation by a structural engineer who can assess the cause and recommend appropriate remedial works.

Flood risk is also a consideration in Wantage. The River Letcombe flows through the town, and Childrey Brook passes nearby, both posing a river flood risk to properties in close proximity. Surface water flooding can occur in low-lying areas, particularly after heavy rainfall when drainage systems are overwhelmed. Our survey will note the property's position relative to these watercourses and any history of flooding.