RICS Level 2 Survey in Aldeburgh

A RICS Level 2 Survey, often called a HomeBuyer Report, gives a clear assessment of a property's condition and suits conventional homes that appear to be in reasonable condition. We inspect all accessible parts of the property, including the roof space where safe access is available, along with walls, floors, windows, doors and built-in fixtures. We then rate the condition of each element and flag defects that need attention, so you have a straightforward view of the property's current state before you complete your purchase.

Our Level 2 Survey looks closely at the main structural parts of the building, including foundations, walls, floors and the roof structure. We check for damp, timber decay, cracking and other problems commonly seen in the Aldeburgh area. Because Aldeburgh is on the coast, we pay close attention to salt contamination, penetrating damp caused by driving rain, and timber that may be vulnerable to rot. From what we see locally, seafront homes and properties with exposed elevations often need especially careful scrutiny of external wall finishes and mortar condition.

We also comment on services such as plumbing, electrical installations and heating systems, noting their apparent condition and any obvious defects. Our surveyors record the age and visible state of the electrical consumer unit, plumbing pipework, particularly in older properties with lead or galvanised steel pipes, and any signs of leaks or heating systems that appear inadequate. The report sets out an overall condition rating for the property, traffic light ratings for each inspected element, and clear recommendations for further investigations or repairs where needed.

Our Level 2 Survey also comes with a market valuation and an insurance rebuild cost estimate. Both are useful, for mortgage purposes and for checking that your buildings insurance cover is sufficient. We base these figures on our understanding of the local Aldeburgh market and current property values in the area, using recent sales data and market trends specific to this Suffolk coastal town.

• Structural walls and foundations
• Roof structure and covering
• Damp assessment
• Timber condition
• Windows and doors
• Plumbing and electrical
• Boundary walls and outbuildings

Our Level 2 surveys regularly identify problems that are particularly common in Aldeburgh. The coastal setting means many properties suffer from penetrating damp caused by driving rain and from salt contamination in external walls. We see this especially in older homes with solid walls rather than modern cavity construction, which is typical of many Victorian and Georgian properties in the town. Using moisture meters, we assess the extent of damp penetration and recommend suitable remedial work, which may involve tanking, better ventilation, or repairs to defective renders and pointing.

The local geology is another factor that can affect condition over time. Crag Group deposits and London Clay create moderate to high shrink-swell risk in some parts of Aldeburgh, and that can contribute to foundation movement and cracking. Our surveyors look carefully for signs of subsidence or settlement cracking, especially where trees or other vegetation are close enough to influence soil moisture levels. We often find that properties with mature trees near the foundations, particularly on clay soils, show differential movement that calls for specialist assessment.

Flood risk is a major issue in Aldeburgh, especially for homes near the River Alde estuary or close to the seafront. The town can be affected by coastal flooding, tidal surges and sea level rise, fluvial flooding from the River Alde, and surface water flooding during periods of intense rainfall. Although many properties benefit from flood defences, we still record the property's position in relation to flood risk areas and note any visible evidence of previous flooding or water damage. That can be useful for insurance and for judging future exposure, particularly with ongoing coastal erosion concerns along this part of the Suffolk coast.

We also come across timber defects quite often in Aldeburgh properties. Older buildings are especially vulnerable where ventilation is poor. Woodworm, common furniture beetle, along with wet rot and dry rot, can affect floor joists, roof structures and window frames. We inspect all accessible timber elements for signs of active infestation or past damage and recommend treatment where appropriate. Flat roof extensions, in particular, are often more prone to timber decay because flat roof construction carries an inherent moisture risk.

• Damp and condensation issues
• Timber decay and woodworm
• Roof deterioration
• Foundation movement and cracking
• Outdated electrical systems
• Flood risk assessment