RICS Level 2 Survey in Hungerford

Hungerford’s housing stock needs a careful eye, which is why a professional survey is so useful. The town has 138 listed buildings, many of them around the High Street and Charnham Street, and three Grade II* listed structures, including St. Lawrence's Church, Chilton Lodge, and 24 High Street. A good number were first built in timber frame, then “modernisation” in brick and tile followed in the 18th and 19th centuries. Some still keep their original thatch roofs, among them several on Charnham Street and Church Street, while a small number use Bath stone from after the Kennet and Avon Canal opened in 1810. That variety of historic construction can hide problems only an experienced surveyor is likely to pick up in a full inspection.

Ground conditions in and around Hungerford bring their own set of issues. Chalk lies to the north and south of the town, while the valley bottoms along the River Kennet and River Dun contain alluvial soils and London clay. Clay-rich ground can shrink and swell as moisture levels change, which may lead to subsidence or heave. With climate change expected to make that behaviour worse, monitoring matters more and more in low-lying spots. Our surveyors know these conditions well, so when we inspect homes in places like the valley bottom near Charnham Street, we look closely for movement and foundation concerns linked to the local geology.

Flooding is another local concern that our surveys are set up to pick up. Hungerford sits in the valleys of both the River Kennet and River Dun, and flooding was recorded in 1894, 1932, and 1954, with Charnham Street and Bridge Street among the worst affected. Dredging and better water management have helped reduce how often it happens, but properties in Flood Zone 3 are still exposed. In January 2024, homes in the Kennet Catchment suffered internal flooding because river and groundwater levels were so high, which shows the risk has not gone away for low-lying properties. Our surveys look at flood resilience and any evidence of past flood damage, giving you the detail you need on homes in these areas.

• Timber-frame construction issues
• Flood risk assessment
• Subsidence from clay soils
• Historic building condition
• Thatch roof maintenance
• Listed building considerations

Our RICS Level 2 Home Survey gives a close look at the visible and accessible parts of the property, from roof to foundations. We examine walls, ceilings, floors, doors, windows, the roof structure, chimneys, and drainage systems. Signs of dampness, rot, timber decay, and structural movement are all noted, so you get a clear read on the property’s current condition. The inspection covers both inside and out, with roof space access where it is safe and available, plus sub-floor areas where we can get to them.

Defects are set out in the report using our traffic light coding system, so red marks urgent issues that need immediate attention, amber flags matters to deal with in due course, and green covers less pressing cosmetic points. Each defect is explained clearly, with its likely cause and the action we recommend, which makes it easier to judge what needs doing first. We also give practical repair and maintenance advice, together with cost estimates where possible, so you can plan for any work after purchase. It is a straightforward way to decide whether to continue or use the findings in price discussions.

With Hungerford’s older homes, our surveyors keep an eye out for the faults that turn up again and again in period properties. That includes older electrical installations that may fall short of current safety standards, poor insulation typical of earlier construction, and any asbestos-containing materials in buildings made before 1999. We also look at original features such as timber frames, thatch roofs, and traditional lime mortar pointing, all of which may need specialist care. Because we know the local building methods so well, we are more likely to spot the sort of issue that less experienced surveyors might overlook in this historic town.

From surveying homes across Hungerford and the wider West Berkshire area, we see the same issues come up time and again in local reports. Dampness is one of the most common, especially in older properties without modern damp proofing. Many timber-framed buildings along the High Street were built with lime mortars and no damp proof course, so rising damp can travel up through the walls. We also come across penetrating damp caused by faulty gutters, damaged render, or poor roof conditions, particularly where period properties have been neglected for years. Our surveyors identify where the moisture is coming from and recommend the right remedial work to protect the building fabric.

Older Hungerford homes often need an electrician’s attention. Properties built before the 1990s may still have wiring that no longer meets current safety standards, including aluminium wiring, knob-and-tube systems, and older consumer units that could create a fire risk. Our surveyors record the age and condition of the electrical installation and, where needed, suggest that a qualified electrician takes a closer look. Given how many homes here date from the 18th and 19th centuries, outdated electrics are especially likely, particularly where upgrading has been limited over the years.

Roof condition deserves close scrutiny in Hungerford. Homes with original slate or tile roofs, and especially the thatched roofs found on some historic buildings, need specialist assessment. In our surveys of period properties, we often find degraded flashings, slipped tiles, and valley gutters that have begun to fail. Where homes sit in flood risk areas along the River Kennet and River Dun, we also look for evidence of previous water damage and check how effective any flood resilience measures are. Thatch on properties such as those on Charnham Street needs particular care, because the maintenance is so specialised.

Local clay soils mean our surveyors are always watching for structural movement in Hungerford homes. London clay in the valley bottoms can leave properties in areas like Charnham Street and near the river open to subsidence or heave linked to shrink-swell behaviour in the ground. Moisture changes, sometimes made worse by drought or tree growth, cause the clay to expand and contract, which can move the foundations. We look for signs such as cracking patterns and doors or windows that no longer line up properly, and we will recommend further investigation if the evidence points that way.