RICS Level 2 Survey Crowhurst, Surrey

Crowhurst’s housing stock needs a careful eye from the outset. Around the village, there is a distinctive mix of older homes, including timber-framed cottages built in traditional Wealden style with rendered walls and tile-hung upper floors, and newer schemes built since the 1950s. Many houses also make use of local materials, including clay bricks from the former Crowhurst Brickworks and sandstone from the surrounding Wealden geology. Recent building work in the parish includes Gainsford Place, a development of nine luxury three, four, and five-bedroom homes, and the Crowhurst Brickworks site, where 16 homes were built on 1.6 acres using vernacular materials in keeping with the Wealden parish style.

Our RICS Level 2 surveys are designed around the issues we regularly see in Crowhurst properties. We inspect all accessible parts, including roof spaces, cellars, and outbuildings, and our surveyors report on the condition of walls, floors, ceilings, doors, and windows. We check the building’s structural integrity, look for damp and timber decay, assess roofing materials, including the clay tiles so common locally, and review how well the drainage is functioning. Because the village lies within the Wealden Clay region, foundations can be vulnerable to shrink-swell movement, especially where trees have been planted or removed close to the building. That ground condition is something our surveyors look at very closely.

As of December 2025, the market in Tandridge shows a 3.2% fall in average house prices, with semi-detached homes down by 1.4% and flats down by 5.0%. Sold-price history also shows overall sold prices in Crowhurst were 24% lower than the previous year and 37% below the 2022 peak of £823,667. In a market like that, knowing the real condition of a property matters, both for agreeing the right price and for spotting remedial work before completion. Our report gives us solid evidence to use if serious defects mean renegotiating, or walking away.

Older properties in Crowhurst, especially those built before 1919 using traditional methods, often show a familiar set of defects, and our Level 2 surveys are set up to spot them. Dampness is one of the most frequent issues, sometimes linked to poor ventilation, failing plumbing, or the lack of a modern damp-proof course in older timber-framed buildings. The Wealden clay beneath much of Crowhurst can also lead to foundation movement, so we inspect walls carefully for cracking or subsidence that could point to shrink-swell soil activity.

Roofs are another area where age often shows. In many older homes, original clay tiles have at some stage been replaced with heavier concrete versions, which can lead to roof spread or added structural stress. We inspect roof coverings, flashings, and chimneys, and we note any signs of wear, failure, or likely leaks. Tile-hung upper floors, a well-known part of Wealden vernacular buildings, need especially careful checking to confirm the tiles are still secure.

Electrical systems can be a real concern in period property, particularly where older wiring no longer meets current safety expectations. Our surveyors look at consumer units, visible wiring, and socket outlets, and we flag any hazards that are apparent during the inspection. We also watch for timber pest problems, especially woodworm, which can affect structural timbers in older buildings. Drainage is reviewed as well, with extra care taken where hidden issues are more common in Georgian and earlier structures.

Quite a few Crowhurst homes have been altered or enlarged over the years. Where that has happened, we assess the condition of the extensions and pay close attention to the meeting point between the older structure and the newer work, as that is where movement or water ingress often shows first. We also note alterations that may have been carried out without the right building regulations approval, as that can affect both a mortgage and a later sale.

Our RICS Level 2 report is laid out in a straightforward format and uses a traffic light rating system. An A rating means good condition with no obvious defects. B means minor issues and routine maintenance. C indicates defects that need attention, while D is reserved for serious issues needing urgent repair before occupation. Each part of the property is rated separately, so we can see exactly where attention is needed. The report covers the main building, any attached garages, and any separate outbuildings.

Alongside the condition ratings, the report includes a concise summary of our surveyor’s conclusions, an indication of the property’s insurance reinstatement value, and guidance on legal matters for your conveyancing solicitor to check. In Crowhurst, we also pick out any points linked to Wealden clay ground conditions, conservation area controls, or listed building status that could affect later maintenance or renovation options. Where relevant, we note the possibility of flood risk from the fast-running streams that shape the local landscape.

Where a property sits inside Crowhurst’s conservation area or is itself listed, we highlight that clearly in the report. The parish also includes a number of non-designated heritage assets, and our surveyors understand the practical effect these designations can have on what can and cannot be altered or renovated. We will expect your solicitor to check whether any planning permissions or building regulations approvals were needed for earlier work.