RICS Level 2 Survey in Forncett

Built for homes of conventional construction that look to be in reasonable condition, a RICS Level 2 HomeBuyer Survey gives a clear picture of what we can see and safely reach. We inspect visible and accessible parts of the property, including the roof space where safe access is possible, along with walls, floors, windows, doors and services. Working to RICS guidelines, we provide an objective view of the property's condition and flag defects that may affect value or need attention. Our surveyors work through each element methodically, recording findings with photographs and detailed descriptions.

In Forncett, the housing stock gives our surveyors a few extra things to watch for. A good number of homes date from the pre-1919 period and use traditional brick construction with timber-framed elements. With buildings of that age, we often look closely for rising damp, deteriorating timber elements and outdated electrical systems that may not meet current regulations. Our team is used to the issues that turn up in Norfolk's older properties, from the familiar red brickwork to pitched roofs finished in traditional tile or slate coverings.

We also assess how the property has been put together, looking at materials and construction such as brickwork, render, roofing materials and foundations. Signs of structural movement, water penetration and timber decay all matter, especially where local geology may be influencing the building. In Forncett, some properties sit on clay soils, and that can lead to subsidence or heave, particularly where mature trees are close to foundations. Our surveyors watch for cracking patterns, sticking doors and windows, and other clues that point to structural stress.

The Level 2 survey comes with a market valuation and rebuild cost assessment as well, which can help with insurance purposes and mortgage requirements. We use the traffic light rating system, red for serious defects requiring urgent attention, amber for issues requiring future attention, and green for satisfactory condition, so the headline position is easy to read. Then the report goes into each point in plain English. Taken together, the visual inspection, technical analysis and valuation give a solid understanding of the property you are considering purchasing.

• Roof structure and covering condition
• Wall construction and external render
• Damp and timber decay assessment
• Electrical and plumbing visible conditions
• Windows, doors, and joinery
• Drainage and gutter systems
• Structural movement indicators
• Market valuation and rebuild cost

Forncett is not a place where a survey feels like a box-ticking exercise. The parish has a strongly rural housing mix, and many homes date from the Victorian and Edwardian periods or earlier. Age brings character, but it can also bring quirks and defects. That is exactly what our surveyors are trained to pick up during a detailed visual inspection.

Ground conditions are another part of the picture in Forncett. The area sits on superficial deposits of diamicton (till) from the Anglian Glaciation, over chalk bedrock. Where that till has a high clay content, shrink-swell behaviour can become a concern, especially for properties with shallow foundations near trees pulling moisture from the soil. We pay close attention to foundation conditions and look for signs of subsidence or heave that may not be obvious to an untrained eye.

Flooding is also worth considering here. Forncett's villages lie near the River Tas and its tributaries, so low-lying ground beside the watercourse can face a fluvial flood risk. Surface water flooding may also occur in periods of heavy rainfall, depending on local topography and drainage capacity. During the survey, we note signs of past water damage, look at any flood resilience measures, and may suggest that buyers check Environment Agency flood maps for more specific risk information.

The age of Forncett's housing is a big part of its appeal, but it also shapes the sort of defects we regularly find. Many dwellings date from the Victorian and Edwardian periods or earlier, and those historic homes can come with very specific maintenance issues. Damp is one of the commonest. Rising damp often appears where there is no effective damp-proof course, or where later modernisation has reduced proper ventilation. Our surveyors use moisture meters, along with experience on site, to identify both current damp problems and conditions that could lead to trouble later.

Roofs often need close scrutiny in Forncett. Many of the older homes have pitched roofs finished in traditional tile or slate coverings, so our inspectors check carefully for slipped or broken tiles, failing lead flashing and signs of timber rot in rafters and purlins. Electrical installations can also be an issue in houses of this age. We frequently see older styles of consumer unit and lighting that do not meet current Part P electrical regulations. Where visible electrical work gives cause for concern, we note it and recommend further investigation by a qualified electrician.

Underneath many Forncett properties, the combination of clay-rich till over chalk bedrock can create the right conditions for subsidence and heave. Homes with shallow foundations on shrinkable clay soils are particularly vulnerable, especially where nearby trees are drawing moisture from the ground. Our surveyors look carefully for cracking patterns, sticking doors and windows, and other signs of structural stress that may point to foundation problems. If we identify signs of possible subsidence, we recommend a structural engineer for further investigation into the cause and the right remediation.

Timber defects are another regular finding in Forncett's older buildings. Wooden elements that have been exposed to decades of changing moisture conditions can suffer badly, and wet rot and dry rot may affect structural timbers, floorboards and joinery, often in poorly ventilated areas or where damp has been present before. We probe suspect timber carefully and check for evidence of woodworm infestation that could weaken roof timbers or floor structures. Any defects we find are set out clearly in the report, together with recommendations for suitable remedial work.

• Rising damp and penetrating damp
• Roof tile damage and flashing defects
• Wet rot and dry rot in timbers
• Outdated electrical wiring
• Subsidence or structural movement
• Cracked or spalling brickwork
• Woodworm and other timber infestations