RICS Level 2 Survey in Reigate and Banstead

During a Level 2 Survey, we inspect all accessible parts of the property, including the roof structure, chimneys, walls, windows and doors, floors and ceilings, kitchens and bathrooms, plus any outbuildings. We assess the condition of each part and point out defects that need attention, from missing roof tiles to damp in period properties. It is a visual survey, so we do not lift carpets or take fixtures apart, but our surveyors know the usual trouble spots and what signs to pick up on.

Reigate and Banstead has housing from several different periods, including Edwardian and Victorian houses in the town centre, 1970s suburban developments and contemporary new builds. That matters, because each era tends to come with its own defects. Victorian homes often have solid walls with no cavity insulation, which can contribute to damp penetration, while newer homes may show snagging issues that are worth catching early. Our local surveyors know these patterns across the borough, from render cracking on some 1970s houses to possible concrete frame issues in block of flats.

The report also includes a market valuation drawn from current local data, which is useful in an area that has seen price movement of between -3.0% and +2.02% depending on property type and location. We add an insurance rebuild cost as well, so you can arrange the right level of buildings cover for your new home. For older properties, rebuild costs can be far higher than market value, and distinctive homes in places such as Kingswood may need more specialised insurance cover.

Some issues come up in this borough more than others, and our surveyors know where to look. Clay soil in parts of Surrey can lead to subsidence or movement in foundations, especially where trees are close by or the ground has high shrinkability. There are also flood risk areas near the River Mole and its tributaries, so we pay close attention to drainage, retaining walls and any evidence of water ingress. In places such as Woodhatch or near the Reigate Heath, we also consider the effect of the local geology.

• Roof and chimney condition
• Walls, brickwork and pointing
• Windows, doors and joinery
• Damp and timber condition
• Plumbing and electrical systems
• Floors, ceilings and stairs

New development has changed parts of Reigate and Banstead quite noticeably in recent years, with major schemes adding thousands of homes. Westvale Park in Horley, planned for 1,510 homes, has apartments starting from £248,000 and marks substantial growth in the south of the borough. Taylor Wimpey's Valence View in Reigate is offering studio and one-bedroom apartments from £370,000 to £450,000, aimed at first-time buyers and investors. Strong demand sits behind much of this, helped by the area's transport links to London.

Banstead has its share of higher-end schemes. Courtlands Park offers four and five-bedroom detached homes from £1,975,000 to £2,700,000, while Royal Oaks has individually designed family homes from £1,285,000. Over in the Kingswood and Tadworth area, Winscombe Court includes homes from 1,367 to 3,067 sq ft with guide prices between £795,000 and £1,295,000. Maplehurst Gardens in West Drive, Tadworth, adds eight luxury new homes, including bungalows in a chalet style design. Taken together, they show the range of new build stock available across the borough.

New builds do benefit from NHBC or similar warranties, but that does not make an independent inspection pointless. We regularly find defects in recently finished homes that are easy to miss without experience, from poor bathroom ventilation to problems with window installation. Our surveyors know the issues that tend to crop up in different forms of new construction. Across Horley, Reigate and Banstead, we often spot anything from cosmetic snags to more serious shortcomings in damp proofing or thermal efficiency.

For off-plan purchases or homes still under construction, we can also inspect at key stages as the build progresses. That is often especially useful on larger sites where several plots are going up at the same time. Because we are familiar with builders active in the area, including Taylor Wimpey, Riverdale Developments and Devine Homes, we have a good sense of what to watch for and where recurring problems tend to appear.

Reigate and Banstead offers a broad spread of property types and settings, which is part of the appeal, but each brings its own considerations. Homes in Reigate and Banstead town centres may have plenty of character and age-related quirks, while newer developments bring modern layouts and finishes but can still present issues of their own. A Level 2 Survey sets out what you are actually buying, and what it may cost you after completion.

Ground conditions matter here as well. Parts of Reigate and Banstead sit on Wealden Clay, which can expand and contract as moisture levels change, sometimes affecting foundations. Larger plots in places such as Kingswood, Tadworth and near Reigate Hill may also have trees close to the house, which can have an impact. Our surveyors check for signs of movement and for evidence of earlier remedial work that could point to foundation problems.

Conservation areas add another layer, particularly in parts of Reigate town centre and Banstead village where historic buildings and planning restrictions can shape what owners are allowed to do. Our surveyors are used to the kinds of issues period properties in these areas can present, including the need for traditional materials in repairs and limits on alterations. If anything of that sort needs more investigation, or is simply something you should know before exchange, the Level 2 Survey will flag it.