RICS Level 2 Survey in Horam

Our RICS Level 2 Survey involves a thorough visual inspection of all accessible parts of the property, including the roof space, walls, floors, windows and doors. We review the main building services, identify defects, explain what they are and what may have caused them, and advise on any repairs that should be considered. The report uses the traffic light system to rate each element, with Category 1 meaning no repair needed, Category 2 covering defects that need attention, and Category 3 reserved for serious defects requiring urgent investigation. In Horam, our surveyors also look closely at the effects of Wadhurst Clay geology and the drainage issues that affect many homes in the TN21 area.

In Horam, the cost of a RICS Level 2 survey usually starts from around £400 for a standard residential property, although the final price depends on size, type and value. Homes worth more than £500,000, or properties with more complex features, can cost more to inspect, and houses built before 1900 may attract an extra charge because they call for a closer assessment. With the average property price in Horam at £377,932, most surveys sit in the £420-£550 bracket. Larger detached homes, averaging £497,788 in Horam, are generally priced towards the top end of that range.

Even with a new build, a Level 2 survey can be money well spent. Older homes tend to show more wear, but newer properties can still have construction defects, snagging problems, and issues with finishes or installations. In Horam, several developments, including those off Horebeech Lane, have also been tied to planning conditions around infrastructure upgrades because of local sewage capacity problems. Our surveyors have inspected homes across the area's new developments and know the issues that regularly appear in newly built property in this part of East Sussex.

Yes, we do inspect for damp as part of the survey. Our surveyors look for visible signs such as staining, salt deposits, black mould growth and musty odours, all of which can point to moisture problems. Where dampness is found, we set out the likely cause, whether that is rising damp from a missing or failed damp-proof course, penetrating damp through defective brickwork or gutters, or condensation linked to poor ventilation. In Horam, this is particularly relevant in aging properties and in homes built before modern building regulations. Local geology and drainage issues can also play a part.

A RICS Level 2 Survey gives a solid overall assessment for a conventional property, while a Level 3, Building Survey, goes much further with a more detailed inspection, opening up of accessible areas, and fuller analysis. We usually recommend the Level 3 for homes built before 1900, buildings of non-standard construction, or cases where major renovation is planned and a detailed structural assessment is needed. Horam has plenty of properties dating from before the railway station closed in 1965, so some buyers of period homes may be better served by the more detailed Level 3 survey.

For a RICS Level 2 survey, the on-site inspection generally takes 1-3 hours, depending on the size and complexity of the property. A typical three-bedroom semi-detached house in Horam, which makes up the majority of properties sold locally, would often need around 90 minutes for a proper inspection. Larger detached homes, with an average value of £497,788 in the local market, can take 2-3 hours because of their greater size and extra features such as garages, outbuildings or multiple storeys.

We normally issue the completed RICS Level 2 survey report within 3-5 working days of the inspection. If the property is larger or more complex, that can extend to 7 days. Property purchases run to deadlines, and we work to a quick turnaround while keeping the standard of the report where it should be. Reports are sent digitally by email with a link to view and download the full document, and we can post a printed copy if you would like one.

Much of Horam sits over Wadhurst Clay, and that can be hard on foundations because of shrink-swell movement. As the clay takes in moisture it expands, and as it dries it contracts, which can create movement and, over time, structural damage. Buildings with trees or heavy vegetation nearby are often the most exposed, since roots draw moisture from the soil and can make the clay shrink further. Our surveyors watch for diagonal cracks running from windows and doors, doors that stick or stop closing properly, and gaps appearing between walls and door or window frames. Homes built before modern foundation standards may also have shallow footings, which can make them more vulnerable.

Horam has had well documented drainage and sewage capacity issues, and they affect both older homes and new ones. Development has put pressure on the local sewage system, with overflow incidents reaching gardens and the Waldron Ghyll stream. Wealden District Council has required wastewater infrastructure upgrades to be completed before new properties are occupied. During our inspection, we pay close attention to gutters, downpipes and surface water drainage, and we also look for signs of past flooding or water damage that may suggest the property sits in an area affected by these drainage problems.