RICS Level 2 Survey in Wantage

Our RICS Level 2 Survey gives a clear visual check of all accessible parts of the property. We look at the roof structure, walls, floors, windows, doors and key fixtures, picking up defects that can be seen without invasive work. The survey also sets out the property's overall condition, and points to any areas that need urgent attention or a further specialist look.

Wantage's older homes often show the effects of the local ground conditions. The underlying Gault Clay and Kimmeridge Clay soils bring a moderate to high shrink-swell risk, especially where there are mature trees or shallower foundations. We keep a close eye out for subsidence, cracking or movement that could point to ground instability, a real concern for properties across the town.

Environmental risks in the area are part of the check too. We assess flood risk from the River Letcombe and Childrey Brook, both of which run through parts of Wantage, and we note any surface water flooding concerns in low-lying spots. If a property sits in the Conservation Area, we also flag issues linked to traditional construction methods and materials that may need specialist input.

A red, amber and green rating system sits at the centre of our inspection. It gives a simple read on the condition of each element, so it is easy to see what needs prompt attention and what can wait. We also set out practical next steps for any defects we find, from putting money aside for repairs to bringing in a specialist for a closer look.

• Roof structure and covering condition
• Wall construction and visible defects
• Damp and timber condition
• Electrical and plumbing visible aspects
• Drainage and outside areas
• Energy performance indicators

Surveying properties across Wantage has shown us a few familiar patterns. Older homes, particularly those built before 1919 with local honey-coloured limestone and red brick, often suffer from damp. Rising damp affects many period houses, especially where original damp-proof courses have failed or were never put in. Penetrating damp turns up regularly too, often because of deteriorated pointing, failing leadwork on roofs, or poor drainage around the perimeter.

Roof condition is another common finding in Wantage surveys. Older properties with original slate or clay tile roofs often show clear wear, from slipped or broken tiles to failing pointing on ridge tiles and tired leadwork around chimneys and valleys. With around 20% of Wantage's housing stock dating from pre-1919, our inspectors regularly advise roof repairs or renewal. Flat roof sections on extensions also crop up, and these often have limited life expectancies.

Homes built before 1980 often need electrical and plumbing updates. Many still have original galvanised steel pipes or even lead supply pipes, and the wiring may not meet current Part P electrical regulations. Our survey sets out these safety issues so you can budget for the work ahead. We also note the condition of consumer units, whether earthing is present, and the type of wiring visible in accessible areas.

The local clay geology brings its own structural concerns. In Wantage, especially where foundations are shallow or mature trees are nearby, properties can move as the soil shrinks and swells. Our inspectors look carefully for cracking, particularly diagonal cracks near window and door openings, which can suggest ongoing movement. If we are concerned about stability, we recommend a structural engineer.

• Rising and penetrating damp
• Roof tile deterioration and leadwork failure
• Subsidence related to clay soils
• Outdated electrical wiring
• Original plumbing requiring replacement
• Structural cracking indicating movement

New build homes from developments such as Kingsgrove, Wantage Quarter or The Nurseries still benefit from a Level 2 Survey. Newer properties usually have fewer defects, but we can still pick up construction issues, snagging items or fittings that the untrained eye might miss. Some developers arrange separate snagging inspections, yet an independent RICS survey gives an extra layer of reassurance for your investment.

The three main new build sites in Wantage each offer a different mix of homes. Kingsgrove by St. Modwen Homes offers 2, 3, 4, and 5 bedroom homes from £320,000 to £650,000+. Wantage Quarter by David Wilson Homes provides 3, 4, and 5 bedroom homes ranging from £380,000 to £600,000+. The Nurseries by Barratt Homes has 2, 3, and 4 bedroom homes from £300,000 to £500,000+. Even on these newer developments, our survey can uncover build quality issues, drainage problems, or specifications that do not meet building regulations.

We suggest booking early in the conveyancing process, so any issues can be dealt with before exchange of contracts. Our fast turnaround means your purchase should not be held up, and you still get the peace of mind that comes from knowing exactly what you are buying.

Wantage sits on the Corallian Limestone ridge, with Gault Clay and Kimmeridge Clay underlying much of the surrounding area. That geology creates a moderate to high shrink-swell risk for properties, especially where mature trees are nearby or foundations are shallow. Clay soils expand in wet weather and contract during dry spells, which can move foundations and structural elements over time.

Our inspectors are trained to spot the signs of this kind of movement. We look for cracking patterns that may point to subsidence or heave, doors and windows that stick or refuse to close properly, and visible signs of ground movement around the property. If we identify concerns, we recommend a structural engineer to assess the cause and suggest suitable remedial work.

Flood risk also matters in Wantage. The River Letcombe runs through the town, and Childrey Brook passes nearby, so properties close to those watercourses can face river flood risk. Surface water flooding can also affect low-lying areas, especially after heavy rainfall when drainage systems become overloaded. Our survey notes the property's position relative to these watercourses and any history of flooding.