RICS Level 2 Survey in Brome and Oakley

Our RICS Level 2 survey takes a careful look at the property’s accessible parts and picks out defects that could affect value or need attention. The surveyor checks walls, the roof, foundations, floors, doors, windows and fixtures, then gives a plain-English view of each area’s condition. For properties in Brome and Oakley, that means looking for familiar problems in older Suffolk homes, including damp, timber decay, roof condition and the state of any extensions or alterations.

A simple traffic-light system sits behind the report, green for satisfactory condition, amber for minor defects that need attention, and red for serious issues that need urgent repair. Every section comes with a short summary and guidance on what, if anything, needs to happen next. We also include market value comments, which are especially useful in the Brome area where prices can differ sharply between streets and property types.

Built after 1900, conventional homes are the best fit for our Level 2 survey, including terraced houses, semi-detached homes, detached properties and bungalows. A newer home in the village still benefits from the same protection, because the inspection checks it has been built to the right standard and picks up snagging-type issues that may be present. Brome has a blend of older period homes and more recent builds, so the Level 2 survey is adapted to suit each type of property.

Inside and out, the property is covered, along with any garages, outbuildings or boundaries included in the sale. Our surveyors lift accessible covers to inspect drains, check loft spaces where safe access allows, and look at window seals and door fittings. Anything that can be seen without invasive work is assessed and reported on.

• Wall condition and structural integrity
• Roof covering, flashings, and chimneys
• Floor joists, suspended timber, and damp proofing
• Windows, doors, and joinery condition
• Plumbing and electrical visual inspection
• Damp and timber decay assessment
• Exterior finishes and render condition
• Boundary walls and outbuildings

In Brome and Oakley, many properties date from the mid-20th century through to more recent decades, so surveyors often come across a familiar mix of defects. Damp is one of the most common findings, especially in period homes where the original build may not include modern damp proof courses. Rising damp can affect ground floor walls, while penetrating damp often shows up where roof flashings have failed or pointing has broken down. Clay-rich soils in parts of Suffolk can also add to moisture problems in older properties, particularly if drainage around the home has deteriorated over time.

Older homes often bring timber defects too, and woodworm or dry rot can sometimes affect roof structures, floor joists and window frames. Because the housing stock in the area is so varied in age, many properties show some level of timber weathering that needs attention. Our surveyors check all accessible timber for signs of infestation and decay, and they flag anything that needs specialist treatment. We look closely for active woodworm infestation, which can spread if left untreated, as well as any wet or dry rot that may be compromising structural timbers.

Roof condition is checked in detail, from tile or slate coverings and ridge tiles to flashings around chimneys and the condition of felt underlays. With so many properties in Brome being older, it is not unusual to find slipped tiles, tired flashings or not enough insulation. Where it is safe, we also access the loft space so we can assess roof timbers, insulation performance and signs of past or current leaks. Electrical and plumbing installations are visually inspected for obvious safety concerns, and anything outdated or potentially dangerous is highlighted in the report.

Across Mid Suffolk, older properties often show pointing and render deterioration, especially where they have faced prevailing weather conditions. We check external wall finishes for cracks, gaps or places where mortar between bricks has broken down. Windows in older homes may have rot in wooden frames or failing seals in double-glazed units. Our survey also looks at any outbuildings, garages or boundary walls that form part of the property, since these often need attention in older homes.

• Rising damp and damp proof course issues
• Woodworm and timber rot in structural elements
• Roof tile damage and slipped slates
• Outdated electrical installations
• Chimney condition and flashing defects
• Pointing and render deterioration
• Window seal failures in double glazing
• Insufficient loft insulation