RICS Level 2 Survey Great Staughton

Great Staughton's housing stock makes a professional survey especially worthwhile. With 66% of properties detached and a strong showing of period homes, including 17th-century timber-framed houses and Victorian-era properties, the village has one of the highest proportions of older homes in Huntingdonshire. Character is part of the appeal, though it can hide defects that only an experienced surveyor is likely to spot. Around The Town, the historic centre is mainly made up of houses built between 1800 and 1911, and many still have original features that call for a careful inspection.

The local geology brings its own set of issues, and we see them often enough to know where to look. Great Staughton lies within National Character Area 88, the Bedfordshire and Cambridgeshire Claylands, so clay-rich soils are common across the village. These soils shrink and swell as moisture levels change, which makes the ground expand and contract. That movement can lead to subsidence, shown by cracks in walls, uneven floors, and doors or windows that no longer shut properly. We are trained to pick up the quieter signs too, especially where large trees nearby can make moisture-related ground movement worse.

Some parts of Great Staughton need extra caution because of flood risk. The Town and The Highway sit within the River Kym flood warning area, and homes there have flooded during periods of persistent heavy rainfall. Surface water flooding has also been identified around The Green, particularly at Land East of the B661. A Level 2 Survey will set out those environmental risks and explain the likely impact on long-term stability and insurance. The Great Staughton Neighbourhood Plan recognises these surface water constraints, so buyers in these spots should keep flood risk firmly in mind.

There is also the question of heritage controls, which can complicate even simple plans. Great Staughton has a designated Conservation Area, and many properties are listed, including the Grade I listed Church of St Andrew and numerous Grade II listed buildings on The Highway, Cage Lane, The Green, and The Town. Any changes to these protected buildings need Listed Building Consent. We understand what conservation rules mean for maintenance, repairs, and any future alterations.

• Period Property Defects
• Clay Subsidence Risk
• Flood Zone Assessment
• Structural Movement Analysis
• Conservation Area Considerations

Our surveyors regularly come across the same issues in Great Staughton’s older homes. Damp is a common one, especially in timber-framed buildings where the original construction pre-dates modern damp-proof courses. Rising damp affects many period properties, while penetrating damp can come from faulty gutters, damaged roofs, or worn windows. Condensation is also common where ventilation is poor, particularly in older homes that have had double glazing fitted without enough background ventilation. The traditional methods used in many Great Staughton houses, often with lime-based mortars and breathable walls, can suffer when modern treatments trap moisture in the structure.

Timber decay, both dry rot and wet rot, is another frequent finding in older homes here. These fungi thrive in damp, poorly ventilated conditions and can cause serious structural damage if left alone. Woodworm is also a concern in traditional timber-framed properties, where it can affect beams and floor joists. Our inspectors are trained to spot the early clues, including fungal growth, woodworm holes, and timber that has become crumbly or soft, which can point to an active infestation.

Roof defects turn up again and again in surveys of older Great Staughton properties. We often see missing or broken tiles, sagging roof lines, leaks, and insulation that is no longer adequate. Many period homes also have electrical systems that are well past current safety expectations, with ageing wiring, too few power outlets, and old consumer units that need attention. Because so many houses in the village date from the Victorian era or earlier, those electrical systems are often beyond their expected service life and may not meet current Part P building regulations.

Clay soil means we keep a close eye out for subsidence and other ground movement. Trees and shrubs close to a property can draw moisture from the ground and make the foundations shift over time. We look for diagonal cracks, uneven floors, and doors or windows that stick, all of which can point to structural trouble. Homes near the River Kym floodplain, particularly those on The Town and The Highway, may also have historic groundworks or flood defence measures that have affected the foundations.

Asbestos is another issue we watch for in properties built or renovated during the mid to late 20th century. Houses along The Causeway, built in the 1970s and 1980s, may contain it in ceiling tiles, pipe insulation, or floor coverings. If we spot suspected asbestos-containing materials, we note them in the report and recommend proper testing and remediation before any renovation work begins.

• Rising and Penetrating Damp
• Dry and Wet Rot
• Roof Tile Damage
• Outdated Electrics
• Subsidence Cracks
• Timber Frame Issues
• Asbestos in 1970s-80s Properties