RICS Level 2 Home Survey in Chippenham

A RICS Level 2 Home Survey, formerly known as the HomeBuyer Report, gives a detailed look at the property’s visible and accessible parts. Our surveyor checks the roof structure, walls, floors, ceilings, doors and windows, along with the condition of the kitchen, bathroom and other fixtures. We also look at the roof covering, chimney stacks and rainwater goods, and watch for dampness, rot or structural movement that might point to deeper issues. Where they can be seen and reached, the survey covers the electrical system, heating and drainage too. It is a visual inspection of all the major building elements that can be seen without lifting furniture or stripping back wall coverings.

Chippenham has a wide mix of homes, from historic timber-framed buildings in the Conservation Area to newer developments on the town’s edge, so our surveyors are used to picking up issues that belong to each type. For properties built before 1919, we pay close attention to traditional construction, including any wattle and daub infill that may still survive in medieval timber-framed buildings near the town centre. In places such as Hill Rise or the Monkton Park estate, we look carefully at more modern construction, including Reema prefabricated structures that may need specialist input. We also inspect homes that have been re-fronted in Bath stone, a familiar sight in Chippenham’s historic core, to check that the original structure behind the facade is sound.

The RICS Level 2 survey uses a Traffic Light rating system, so each element is shown clearly, Red for urgent matters needing immediate attention, Amber for defects that need repairing but are not urgent, and Green for a satisfactory condition. That makes it much easier to decide what needs doing first and to plan the budget. The report also provides a market valuation and an insurance rebuild cost, both useful for mortgage purposes and for making sure your buildings insurance is set at the right level. Our valuation is based on the local Chippenham market data, including recent sales in your specific area and the current property trends in Wiltshire.

Our inspection looks at the main structural elements and systems inside the property. We assess the walls for cracking, movement or render defects, and inspect the foundations where they can be seen. Roof checks cover both the outer covering and the structure beneath, including any loft space that can be accessed. We test windows and doors for operation and condition, and look over joinery throughout the property. The survey also includes a visual check of the observable condition of plumbing and electrics, so any obvious issues that need specialist follow-up can be identified early.

• Structural elements (walls, roof, foundations)
• Damp and moisture assessment
• Roof condition and insulation
• Windows, doors, and joinery
• Plumbing and electrical observable condition
• External surfaces and finishes

We often see a familiar range of issues in Chippenham properties. Because the town sits on clay formations such as Oxford Clay and Kellaways Clay, shrink-swell movement in the ground can lead to subsidence and structural movement in homes built on those soils. Our surveyors look for the usual clues, cracking in walls, doors that stick or do not close properly, and uneven floors. The recent issues with the Chippenham Gate on the River Avon have also drawn attention to flood risk in certain areas, so we check carefully for signs of previous flooding or water damage, especially near the river corridor and in low-lying places like those beside the River Avon floodplain.

In older Chippenham properties, especially those in the Conservation Area or built before 1945, dampness comes up often. It can show itself as rising damp, penetrating damp from defective gutters or render, or condensation caused by poor ventilation. A lot of older homes also have electrical systems that are past their best and may not meet current safety standards, particularly where the wiring was installed before the 1970s. Our surveyors flag electrical concerns and recommend a qualified electrician take a closer look where needed. We also check for old fuse boards, dated wiring colours and any signs of DIY modifications that could create safety risks.

Roof conditions vary quite a bit across Chippenham’s housing stock. Some older homes still have original roofing materials that have been wearing down for decades, while certain post-war properties use concrete tiles that can become brittle and crack over time. Flat roofs, especially on extensions and outbuildings, are particularly vulnerable to deterioration and leaks. Our surveyors inspect all accessible roof areas and note any defects that could let water in or lead to expensive repairs. On the Hill Rise estate and similar post-war developments, we pay close attention to concrete tile roofs and any signs of reinforcement steel corrosion that can cause structural problems.

Some parts of Chippenham were built using non-traditional methods, and those properties need an experienced eye. The Hill Rise estate includes some Reema prefabricated houses, built with reinforced concrete panels, and that construction type can bring its own set of problems. Timber-framed homes, especially in the medieval parts of town near Yelde Hall and the historic core, may also contain hidden structural elements that call for specialist assessment. We understand these methods and know the defects that often affect them. That experience helps when we are looking at Chippenham’s varied housing stock, whether it is a Victorian terrace or a modern apartment in Langley Park.

• Subsidence and foundation movement
• Damp and condensation problems
• Roof deterioration and leaks
• Outdated electrical systems
• Drainage and guttering defects
• Timber decay and pest damage