RICS Level 2 Survey Eye and Dunsden

A RICS Level 2 Survey, also called a HomeBuyer Report, gives a clear picture of a property's condition for modern homes, older houses, and some listed buildings too. Our inspectors look at all accessible parts, including the roof space where it is safe to enter, external walls, windows and doors, kitchens and bathrooms, and the building’s overall structure. The aim is to spot major defects, any legal concerns, and anything that could affect value. Where foundations can be seen, we check them, we look over the load-bearing elements, and we assess the property’s structural stability as a whole.

Eye and Dunsden has a wide mix of housing, from historic C17 properties through to inter-war and post-war development, so our surveyors keep a close eye on the issues that turn up again and again locally. Damp and moisture are common checks, especially with the area’s closeness to the River Thames and the number of older solid-wall buildings. We also inspect for timber defects, roof problems, and any movement that may be linked to the Thames Valley geology. Traditional red brick homes with clay plain tile roofs, like those around Dunsden Green, need a careful look at the parts that are now ageing.

To make the findings easy to read, the Level 2 survey uses a traffic light rating system. Red means a serious defect that needs urgent attention, amber means the matter should be looked into further, and green means no significant issues were found. It is a straightforward way to understand what you are buying, and it can give you room to negotiate repairs or a price change with the seller. Our reports include clear photographs of important findings, repair cost estimates where that is appropriate, and practical next steps.

Our Eye and Dunsden surveyors know the local pressures well, including properties in flood risk zones near Sonning Eye and Playhatch, and the extra points that come with homes in or close to conservation areas. Sonning Eye was designated as a Conservation Area in March 2002 and contains 13 Listed Buildings, so alterations and changes to period properties need to be considered with care.

• Accessible roof space and loft conditions
• Walls, floors, and ceilings
• Windows, doors, and joinery
• Damp and timber assessment
• Electrical and plumbing visible evidence
• Boundary walls and outbuildings
• Foundations and structural elements visible from surface
• Brickwork and pointing condition
• Rainwater goods and drainage

Eye and Dunsden is a parish with a great deal of character, covering approximately 1040 hectares along the River Thames. It includes Sonning Eye, Playhatch, and Dunsden Green, each with its own housing stock and feel. Sonning Eye is a Conservation Area and has 13 Listed Buildings, which reflects how important this riverside setting is historically. There has also been plenty of development interest, with proposals for new housing prompting local debate about infrastructure and village character. Between 2011 and 2021 the population rose by 15% to 421 residents, which shows continued demand for homes in this attractive rural parish.

Local geology matters here as well. Eye and Dunsden lies in the Thames River Valley, with chalk bedrock underneath and superficial deposits of alluvium and river terrace deposits above it. That is generally stable ground, but clay-rich superficial deposits can bring a moderate to high shrink-swell risk, which matters for foundations. Our surveyors check the foundations and look for movement or settlement that may be linked to ground conditions. Properties near the river terrace boundaries, where clay deposits are present, can be more prone to foundation movement during long dry spells when clay soils shrink.

Flooding is a real issue for some homes in this area. Large parts of the Eye and Dunsden Plan Area sit in Flood Zones 2 and 3, and the whole of Sonning Eye village is at risk from fluvial flooding. Surface water flooding is also a concern, especially in Playhatch and Sonning Eye. Over the last two decades flooding has become more frequent, and the Environment Agency now requires a 20% addition to flood levels for new developments. A RICS Level 2 Survey will identify whether the property lies in a flood risk area and note any signs of previous flooding. We look for water marks, damp at lower levels, and the condition of any existing flood mitigation measures.

The age of the housing stock in Eye and Dunsden means many homes have construction details that need proper expert review. From C17 timber-framed buildings to 1930s development in Playhatch and post-war houses, each period brings its own typical defects. Our surveyors know the signs to watch for in each type of property and can spot issues that might be missed by buyers who are not used to local construction methods. Bishopsland Farmhouse and Dunsden Farmhouse are good examples of traditional red brick buildings with timber-framed elements, while the 1930s expansion in Playhatch brought semi-detached houses with their own familiar defect patterns.

Because properties in Eye and Dunsden vary so much in age, our surveyors regularly come across the same defect patterns that buyers should have on their radar. Damp and moisture are among the most common, especially in the older solid-wall homes that are common around Dunsden Green and Sonning Eye. Rising damp can appear where original damp-proof courses have failed or were never installed, while penetrating damp may come from damaged brickwork, failed render, or defective rainwater goods. With the River Thames nearby, lower-lying properties close to the river are particularly exposed to moisture ingress. We use moisture meters and thermal imaging to pick up damp that the untrained eye may miss.

We also find roof defects quite often in Eye and Dunsden surveys. Homes with clay plain tile roofs, which are common across the parish, can show deterioration such as broken or slipped tiles, damaged or perished ridge tiles, and failed leadwork around chimneys and valleys. In older properties we frequently see roof timbers with signs of previous repairs, woodworm activity, or rot linked to past leaks. The loft inspection matters a great deal here, because many original timber roof structures are still in place and may show historic movement or decay that needs monitoring or repair.

Structural movement and subsidence concerns also come up regularly in our local surveys. Clay-rich soils in some areas, mature trees, and the age of many foundations combine to make signs of movement a recurring feature. That can show itself as cracking in brickwork, doors and windows that stick or don't close properly, or floors that are not level. Our surveyors are trained to separate serious subsidence from minor settlement, and if we find something that needs more work we will recommend a structural engineer’s report.

Eye and Dunsden properties, especially those built before the 1980s, often still have outdated electrical and plumbing systems. Original wiring in period homes may fall short of current regulations and could be a safety issue, while old plumbing can show corrosion, leaks, or materials that are now outdated, such as lead pipes or galvanized steel. We visually inspect the accessible electrical and plumbing installations and note any obvious concerns, though we always recommend a qualified electrician and plumber carry out fuller checks before completion.

The average property price in Eye and Dunsden is £723,000, and detached homes average £910,000. That is a major outlay, so a RICS Level 2 Survey gives buyers important protection. Prices in the area have risen by 4% over the last 12 months, with detached properties showing the strongest growth at 5%. Even so, the market still carries risks that a professional survey can uncover. The survey fee is a small part of the purchase price, yet it can reveal defects that lead to repair bills worth tens of thousands of pounds or give you leverage when negotiating with the seller.

Plenty of homes in Eye and Dunsden are over 50 years old, and some go back to the C17. That age can hide problems that only a trained eye will spot. Common issues include rising damp where a damp-proof course has failed or was never put in, roof structures with slipped or broken tiles, timber decay in roof voids and floor structures, and old electrical and plumbing systems that may no longer meet current standards. A Level 2 survey brings those issues to light before you commit to the purchase, giving you the evidence you need to negotiate or walk away if that is the right call. Our local experience means we know which properties are more likely to show certain defects based on age, construction type, and location.

Extra care is needed for properties in conservation areas or listed buildings. Sonning Eye is a designated Conservation Area with 13 Listed Buildings, and there are further concentrations of listed buildings at Playhatch and around Dunsden Green. A Level 2 Survey can still identify defects in these homes, but for listed buildings or those with more complex historic construction, a Level 3 Building Survey may be the better choice. Our team can advise on the most suitable survey type for the property in question. Homes like Mill House or the historic farmhouses across the parish often need specialist heritage knowledge beyond a standard Level 2 assessment.

The current planning picture in Eye and Dunsden also matters to buyers. Proposed schemes such as the Ivy Cottages development at Dunsden Green and the contentious 245-unit Gladman proposal near Emmer Green could affect property values and local infrastructure. Our surveyors can give context on how nearby development plans may influence your purchase, although we always recommend checking the Eye and Dunsden Neighbourhood Plan and South Oxfordshire District Council for the official position on planning matters.