RICS Level 2 Survey in Hogsthorpe

In Hogsthorpe, within East Lindsey in Lincolnshire, the housing stock ranges from long-established village homes to newer development properties, and prices have moved around noticeably in recent years. According to home.co.uk listings data, sold prices in the last year were approximately 20% down on the previous year and 15% below the 2022 peak of £196,092, while home.co.uk reports a different picture, a rise of 9.4% over the last 12 months. With that kind of variation, we see real value in an independent survey because it gives us objective detail on the property's condition regardless of market shifts.

Across the village, the mix is broad, from older terraced cottages near the centre to larger detached houses on roads such as Skegness Road and Hundleby Road. A good number were built between the 1960s and 1980s, part of the mass bungalow-building period that shaped much of this area of Lincolnshire. They are often solid homes, but at this age we more often see structural defects and tired building systems starting to show up.

We factor the ground conditions in as well. Lincolnshire has substantial areas of clay soil, and that can lead to shrink-swell movement, with the potential to affect foundations and cause structural movement in buildings. It matters most where foundations are shallower, or where a property is already showing possible subsidence. Being near the Lincolnshire coast brings another issue too, salt air can speed up the decay of external metalwork, render and timber windows.

Flood risk also forms part of our assessment. Hogsthorpe is set slightly inland, but Lincolnshire's coastal position and its river systems mean some lower-lying spots can still be vulnerable to flooding. During an inspection, we note any visible signs of past water ingress or dampness that could point to earlier flooding, and we advise checking the Environment Agency's flood risk maps for property-specific detail.

Our Level 2 Homebuyer Survey gives a visual inspection of all accessible parts of the property. In Hogsthorpe we regularly inspect both older bungalows built before the 1980s and newer detached homes, so we know where problems tend to crop up. Roofs get close attention, including tile or slate coverings, flashing and chimney stacks, which matters in this part of Lincolnshire where coastal weather can be hard on exposed elements.

Walls are checked inside and out for cracking, damp penetration and any hint of structural movement. Because clay geology in parts of Lincolnshire can produce shrink-swell movement, our surveyors are used to spotting indicators of possible subsidence. We look at the direction, pattern and width of cracks, and we consider whether they suggest ongoing movement or something historic. That local experience helps us separate ordinary settlement from defects that call for closer investigation.

Doors and windows are part of the inspection too. We check that they open and close as they should and look for rot, wear or wider deterioration. Around coastal locations like this, timber windows and doors often age faster because of salt air exposure. We note the state of sealants, hinges and locking mechanisms, and we flag anything that looks likely to need repair or replacement.

We inspect the property's overall structure, including visible foundations, load-bearing walls and floors. Damp proof courses and ventilation matter particularly in older homes, where rising damp can keep returning, so we give those areas proper attention. We also review built-in fixtures and fittings, noting their condition and whether they appear to meet current standards.

The survey covers building services as well, including the electrical system, gas connections where applicable, and plumbing. We record any obvious defects or matters needing prompt attention, although we still advise specialist contractors to carry out further checks on installations where appropriate. That includes identifying consumer unit, or fuseboard, types, earthing arrangements and the visible state of the wiring.

• Roof structure and covering
• Wall conditions and damp assessment
• Floor and foundation inspection
• Electrical and gas services
• Windows and doors
• Damp proofing and ventilation

In Hogsthorpe and across the wider PE24 postcode area, some issues turn up again and again. Detached bungalows make up a notable share of the local housing stock, so roof condition is often a key part of the survey. Many of these single-storey homes were built between the 1960s and 1980s, which means plenty of roofs are now near, or beyond, their expected lifespan. We regularly find worn roof tiles, failed flashing around chimneys and poor loft insulation in this type of property.

Damp is another frequent finding. Older homes, including the character cottages that give Hogsthorpe much of its character, may have no modern damp proof course at all, or one that has failed over time. We look for both rising damp and penetrating damp, then set out sensible recommendations for remedial work. Typical warning signs include tide marks on walls, peeling wallpaper, musty smells and damaged plasterwork.

Lincolnshire's coastal setting can leave its mark on homes in Hogsthorpe. Salt air may corrode external metalwork and contribute to render breakdown, so we check render and outer coatings carefully and note any weak spots where water could get in. We also keep a close eye on timber windows and doors because they often deteriorate more quickly in salty conditions. Rotten window sills, weakened door frames and corroded hinges are all things we commonly come across near the coast.

Older properties often need electrical updating to meet current regulations. We identify dated fuse boards, wiring and socket installations that may be non-compliant or overdue for renewal, and where needed we recommend a specialist electrical inspection. In this area, many homes still have older consumer units with rewireable fuses rather than modern RCBO devices, along with wiring installed before current standards. Heating can be similar, many older houses have systems that merit professional review, especially where there are ageing combi boilers or storage heaters.

Buying a property can be stressful, so it helps to know how the survey will run. Our RICS Level 2 survey process in Hogsthorpe is straightforward and built to give us the most useful information with the least disruption. From the initial booking right through to the final report, we keep you updated at each stage.

For a standard residential property, the on-site inspection usually takes between 1 and 2 hours, although the size and complexity of the building always make a difference. Larger detached homes, or properties with annexes or outbuildings, may take longer. We inspect all accessible areas, including the roof space where safe and accessible, under-floor voids where accessible, and the principal rooms.

Where possible, we encourage buyers to come along during the inspection. Seeing issues firsthand and being able to ask the surveyor questions there and then can be extremely helpful. Many clients tell us this is one of the most useful parts of the process, because they understand the condition of the property in real time rather than waiting for the written report. As we go, the surveyor will point out concerns and talk through their early findings.

Once the inspection is done, our surveyor prepares the full report, and we aim to send it within 3-5 working days. It is produced in line with RICS standards and sets out condition ratings, defect photographs and prioritised recommendations. We also add market valuation information drawn from our understanding of the Hogsthorpe property market, so the property's value can be judged alongside any issues we have identified.