RICS Level 2 Survey Herefordshire

Our RICS Level 2 Homebuyer Survey gives you a detailed visual inspection of every accessible part of the property. We check the walls, roof, floors, doors and windows for structural movement, damp penetration, rot and other defects that commonly turn up. You will get an overall view of the property's condition, plus a clear note of anything needing urgent attention or likely maintenance later on. Because Herefordshire homes often feature red sandstone and timber-framed construction, our surveyors look closely at the materials and details that are typical across the county.

Across Herefordshire, the housing stock comes with its own set of quirks, and our surveyors are used to spotting them. The county has approximately 6,000 listed buildings, many built with oak timber frames and wattle and daub infill using traditional methods. In practice, that can mean subsidence linked to clay soils, failing roofs on thatched properties, and damp in solid-walled homes. We tailor our advice to the age and type of the property we inspect. One issue we see time and again is red sandstone that has weathered badly, especially on exposed elevations of period properties around the Malverns edge.

We also assess extensions and later alterations as part of the Level 2 survey. Plenty of homes in Herefordshire have been added to over the years, so we check whether the work appears properly built and whether it meets building regulations. Our inspection covers visible parts of services too, including plumbing, electrical installations and heating systems, with comments on current condition but no invasive testing. That matters in older homes, particularly where Victorian or Edwardian-era electrical wiring may still be present, something we often come across in terraced properties in Hereford, Leominster and Ross-on-Wye.

The outside of the property matters too, so our survey includes gutters, downpipes and drainage systems. We look over fences, gates and outbuildings, recording their condition and any upkeep they are likely to need. In rural parts of Herefordshire, we give extra attention to septic tanks, private water supplies and oil-fired heating systems, as these are common where there is no connection to mains services. If any of these points raise concern, we flag them in the report and set out the checks or certifications that may be needed.

• Structural condition assessment
• Damp and rot investigation
• Roof and chimney inspection
• Electrical and plumbing overview
• Boundary and outbuilding review
• Energy efficiency advisory

New build sales make up only 4.1% of the Herefordshire market, but there are still several modern schemes that our surveyors inspect regularly. These include Hereford Point by Bloor Homes in Hereford (HR4 9QP), where 2, 3, and 4 bedroom homes are priced from £196,250 to £455,000. We also visit The Orchards by David Wilson Homes in Hildersley, Ross-on-Wye (HR9 7NW), with 2 and 3 bedroom homes ranging from £255,000 to £364,500.

There are other schemes worth noting as well. The Arches at Ledbury by Bloor Homes (HR8 1NS) has properties from £210,000 to £555,000, Hereford Grange by Crest Nicholson near Holmer starts from £272,500, and Taylor Wimpey's Elgar Place and Kyrle Green developments in Hereford city range from £315,000 to £420,000. Newer homes often have fewer defects than older stock, but that does not mean they are trouble free. Our Level 2 surveys still pick up construction snags, unfinished details, and problems with windows, doors and airtightness that builders may have to put right under warranty obligations.

Detached homes shape much of the Herefordshire market, accounting for 40.3% of all sales. That is well above the national average and says a lot about the county's rural character, larger plots and country houses. Semi-detached properties represent 27.7% of sales, terraced homes 23.5%, and flats just 8.5%. Those proportions help our surveyors judge what they are likely to find before they arrive. With so many detached properties, we often deal with complex roof forms and multiple chimneys that need especially careful checking.

Geology has a real bearing on condition in this county. Much of Herefordshire stands on Red Sandstone, while the Malverns area is underlain by pre-Cambrian rock. Our surveyors watch for signs that these ground conditions may be affecting foundations, including movement or subsidence. In places where clay is present, shrink-swell behaviour can become an issue during drought or heavy rainfall, especially in homes with shallow foundations. We have seen properties near Ledbury and Bromyard where clay soils have led to visible cracking in external walls over time.

Flooding is not a major issue everywhere in Herefordshire, and much of the county has generally low risk from rivers and surface water. Still, the River Wye can create problems from time to time in North Hereford, including the Greyfriars area and along the B4399 Holme Lacy Road. During our inspection, we look for signs of previous flooding or water damage and include anything relevant in the report. Homes in higher-risk areas may need specialist insurance or flood resilience measures. We also note standing surface water in gardens and drainage problems that could affect long-term stability.

Historic designation is a practical consideration for many homes here. Herefordshire has approximately 6,000 listed buildings spread across 64 conservation areas, and those protections can limit what owners are free to change. Our surveyors will point out any conservation area issues we see in the report. Properties in Central Hereford, Bromyard, Bosbury or Wellington can all fall under planning controls that affect later alterations. Before carrying out works to a listed building or a home in a conservation area, we always recommend checking with Herefordshire Council's planning department.