RICS Level 2 Survey in Aylesbury

Our RICS Level 2 surveys give a detailed picture of the property's condition, looking closely at the main structural parts, including foundations, walls, floors and the roof structure. Outside, we inspect brickwork, pointing, fascias, soffits and rainwater goods, so any deterioration or likely water ingress is picked up before it turns into something more serious. We also pay close attention to the brick type, because Aylesbury homes often use the distinctive Gault Clay bricks in places such as Quainton and Westcott, and they need a different maintenance approach from standard red brick.

Inside, we examine internal walls, ceilings, joinery and fixtures, keeping an eye out for damp, rot or movement that a casual viewing might miss. Windows and doors are checked too, from how they open and close to any gaps or wear that could affect security or energy efficiency. Our inspectors also review the property's services, including electrics, heating and hot water, and drainage, to see that they are working properly and meet current safety standards.

Where a property sits in one of Aylesbury's conservation areas, or in postcodes such as HP21 8 and HP20 1 that have seen 1.5% price growth, we look carefully at anything of historical or architectural interest that may need specialist care or could be affected by future changes. We also flag alterations that may have been carried out without the right planning permission, and we explain the implications for listed buildings or homes in conservation areas where specific consents may be needed.

Environmental risk forms part of the survey as well, including flood risk from the Bear Brook and its tributaries running through the Willows Estate, Hilda Wharf and California. We also consider the likelihood of subsidence, because Aylesbury's clay-rich soils are prone to shrink-swell behaviour, which can move foundations, especially in dry spells or where large trees are close by.

• Structural walls and foundations
• Roof structure and covering
• Damp and moisture assessment
• Electrical and gas services
• Drainage and plumbing
• Windows and doors
• Conservation area considerations
• Environmental risk assessment

Knowing how Aylesbury properties are built is key to spotting likely problems. In the Aylesbury Vale area, brick is the main building material, usually locally sourced and finished with smooth faces in warm red, orange and red-brown tones. Homes in places such as Quainton, Westcott and Pitstone often feature light yellow Gault Clay bricks, a Chilterns hallmark that calls for maintenance methods different from standard brickwork.

'Whitchert', also written as Wichert or Wytchert, is a traditional earth building method from the Chilterns and Buckinghamshire area, including around Aylesbury. It uses unfired earthen materials and is now rarely seen in modern construction, although older properties across the region still show it. Traditional homes may also use lime mortar, timber frames and natural stone, all intended to 'breathe' and deal with moisture differently from modern, less permeable construction.

Natural slate roofs are common in the area, where clay roof tiles are not the norm, and they need specialist knowledge if they are to be assessed and maintained properly. Our surveyors know these traditional building methods well, so they can pick out issues linked to aged materials, poor repairs or alterations that have weakened the original build. We also look at newer construction techniques, including the cavity wall construction used widely in post-war homes and more recent building methods.

There are several Aylesbury-specific issues our surveyors are trained to look for. Because the town sits in the South East on clay-rich soils, properties are particularly vulnerable to shrink-swell movement, which can lead to subsidence and long-term structural damage. Climate change is expected to make that hazard worse, so it is important to understand the ground beneath any property being considered for purchase. Homes with large trees close by are especially exposed, since the roots draw moisture from the clay, the soil shrinks, and the ground settles unevenly.

Flood risk also matters in some parts of the town, especially near the Bear Brook and its tributaries that run through areas of Aylesbury including the Willows Estate and the land around Hilda Wharf and California. Our surveyors look for signs of past flooding and comment on whether any flood mitigation measures appear adequate. Surface water flooding has been recorded in different parts of the town, and the River Thame on the outskirts can rise after heavy rainfall. The Aylesbury Town Council's Outdoor Maintenance Team regularly puts flood defence equipment in place on the Willows Estate when flood risk is elevated.

Homes in the designated Aylesbury Conservation Area, which is currently under review by Buckinghamshire Council with proposed boundary changes, need particular care. The town centre's architectural character is largely Georgian, with noticeable Tudor and Jacobean features around historic streets such as Market Square, St Mary's Square, Kingsbury and Church Street. For a listed building or a property within the conservation area, our surveyors will identify features of historical importance and explain the extra consents and restrictions that may apply to future alterations.

When we survey Aylesbury properties, several recurring defects crop up time and again. Damp and mould are common, particularly in bathrooms and bedrooms where ventilation may be poor. That can show itself as rising damp from failed damp-proof courses, penetrating damp from leaks through external walls or roofs, or condensation caused by poor ventilation and modern double-glazing that does not let the property breathe as it should. In older solid-wall homes with lime mortar, a badly installed modern damp-proof course can trap moisture and make the damp problem worse.

Structural movement is another regular finding, often linked to the clay soil beneath the property. Diagonal cracks near doors and windows are a classic sign of subsidence or foundation trouble, and we see them frequently. Homes with large trees close by are at greater risk, because the roots take moisture from the clay, it shrinks, and the ground settles unevenly. Heave, which is the upward movement of ground after a dry period as swelling clay rehydrates, can also cause problems, especially in older properties with shallow foundations that were never designed for that kind of movement.

Roofing faults are common too, particularly in older homes. We often note worn tiles, sagging roof structures and poor insulation. Flat roofs, popular in houses built during the 1960s expansion, often suffer from failing joints and brittle coverings that can lead to leaks and water damage inside the property. Many Aylesbury homes still have original roofing materials that have gone beyond their expected lifespan and now need replacement or major repair.

Electrical and gas safety issues come up often in properties built before modern regulations came in. We check consumer units, wiring and fixed electrical installations, and note any shortcomings against current IET Wiring Regulations. Where gas appliances and pipework are accessible, they are inspected too, and any concerns are flagged for a registered gas engineer. In older homes, outdated electrics can create a real fire risk and often need rewiring as part of a wider renovation programme.