RICS Level 2 Survey in Henham

Henham has a varied housing stock, and that means our surveyors need a proper feel for local building methods and the issues that can sit behind a pretty façade. The village has around 70 individually listed buildings, many from the 16th to 18th centuries, most of them timber-framed with plaster finishes. They are full of character, but they can also conceal older damp-proofing, tired roof structures and timber decay that only a trained eye will pick up in a thorough inspection. We regularly look at homes along Crow Street and High Street, where the density of historic buildings brings its own inspection priorities.

Beneath the village, the ground adds another layer to the job. Henham sits on a ridge of clay and loam soils, with Glacial Tills that are typical across central Essex. Clay subsoil moves with the seasons, swelling when wet and shrinking in dry spells, which can lead to subsidence, especially where trees stand close to a property. Our surveyors check foundations carefully, looking for movement that points to this kind of ground instability, an issue seen across the South East region. We look at cracking in wall surfaces, check for shifted door frames, and assess nearby trees or other large planting that may be drawing moisture from the clay.

Hare's Leap by Bellway brings a different set of questions, even with its modern build quality. The development offers 3, 4, and 5-bedroom homes priced from £650,000 to £1,300,000, with 45 homes in total, 27 for private sale and 18 affordable homes. Construction started in December 2024, and first completions are expected by December 2025. New homes can still have defects that only show up after settlement, so our Level 2 survey looks at windows, doors, roof finishes and the general standard of workmanship, things that are easy to miss on a quick viewing. We also consider flood risk on new sites, and Hare's Leap benefits from its elevated position away from the River Cam floodplain that affects lower-lying parts of the village.

• Timber-framed period properties
• Clay soil subsidence risk
• New-build defect assessment
• Flood risk areas near River Cam

Henham's older homes reflect the materials that were available locally in this part of Essex. More than 90% of individually listed buildings in the parish are timber-framed and plastered, with most dating to the 16th to 18th centuries, when timber was plentiful and brick-making had not yet become widely established. The Old School, built in the late 19th century, shows the later red brick construction with slate roofs that appeared once brick was easier to obtain. Knowing those methods matters, because each one brings different defects that our surveyors know how to spot during inspection.

Homes built before 1900 get a closer look at all timber elements, with checks for woodworm, rot and beetle infestation that can weaken the structure. On timber-framed properties, plaster can hide deterioration in the frame, so we look for the clues, bulges in wall surfaces, doors that no longer close properly, and awkward gaps around window frames. Many of these houses have seen changes over the years, and we check whether later additions use suitable materials that will not create moisture problems or clash structurally with the original building.

Modern housing in Henham, including recent builds and the homes at Hare's Leap development, uses contemporary construction methods designed to meet current building regulations. Even so, a Level 2 survey still has real value, because our inspection checks that the build matches expected standards and picks up snagging issues for the developer to put right. At Hare's Leap, the properties include solar PV panels and electric vehicle charging points, both of which reflect modern energy efficiency requirements, and we can comment on condition and ongoing maintenance during the survey.

• Timber-framed 16th-18th century properties
• Victorian brick construction
• 1930s-1970s suburban homes
• Modern new-build developments

Damp is one of the most common problems we find in Henham's older housing stock, especially in timber-framed properties where original damp-proof courses may have failed or were never installed in the first place. Modern routines, cooking more, showering more, and drying clothes indoors, create moisture that struggles to escape from buildings designed before ventilation was a priority. Our surveyors identify the type and source of dampness, separating rising damp, penetrating damp and condensation, because each calls for a different fix. In timber-framed homes, we also check for modern renovations that have used non-breathable materials, since these can trap moisture in the structure and lead to hidden decay.

Roof problems crop up across Henham's mixed property types. Period houses may still have original clay tile roofs with age-related wear, slipped tiles or damaged flashings, while even newer homes can suffer from flat roof failure. Flat roofs, often found on extensions and garage structures, are vulnerable to blistering in summer heat, cracking in frosty weather and water ingress where moss and debris have built up. We inspect accessible roof spaces, comment on coverings, gutters and fascias, and note any repairs, along with whether they look sound. For slate roofs, we examine the condition of individual slates and look for slipped or broken sections that might let water in.

Electrical systems in homes built before the 1980s often fall short of current safety standards, and that is another area our surveyors pay close attention to. Old wiring, outdated consumer units and too few socket outlets can create real fire risks, and they may even affect home insurance. Our Level 2 survey is not a full electrical inspection, but we highlight obvious safety issues and advise when a qualified electrician should carry out further testing, particularly on homes over 25 years old. We note the consumer unit type, check whether earthing looks adequate, and pick out any visible wiring that appears damaged or out of date.

Clay soils under many Henham homes create clear subsidence risks, and our surveyors examine those with care. We look for cracks in wall surfaces, especially diagonal or stepped cracking, and check whether door and window frames have shifted from their original positions. Properties with large trees nearby are a particular concern, because roots can draw moisture from the clay, the ground shrinks, and differential movement can follow. Any sign of potential subsidence is flagged in the report, and where needed we recommend further investigation by a structural engineer.

• Rising damp in period properties
• Roof tile deterioration
• Outdated electrical wiring
• Window and door operation issues
• Foundation movement indicators