RICS Level 2 Survey Ixworth

Our RICS Level 2 Survey is a detailed visual inspection of all accessible parts of the property. We look at walls, roof, floors, doors and windows, and pick out defects that could affect value or safety. The survey also checks the building structure, so we can highlight things like subsidence risk from the local boulder clay soils, damp penetration that turns up in older homes, and roof problems often seen in pre-1919 properties in the village. Our inspectors usually spend 2-4 hours at the property, working methodically through each element so nothing is overlooked.

We examine every major element, including the foundation structure, which matters all the more because of the shrink-swell potential in the local soils. Our team checks load-bearing walls, floors and the roof structure, looking for movement, deterioration or defect. The report also looks at damp-proof courses, insulation and ventilation, all key in Ixworth's older homes where rising damp and condensation crop up often. Timbers are reviewed for woodworm, dry rot and wet rot too, issues that can affect properties of any age but are especially common in period homes with poor ventilation. Along High Street and The Street, our surveyors regularly come across exactly these problems.

Services are part of the inspection as well, so electrical installations, plumbing and heating systems all get attention. Many Ixworth properties built before 1980 may still have outdated electrics that fall short of current regulations, and our surveyors spell that out clearly. We check consumer units, wiring age and, where safe, test a sample of sockets. On the plumbing side we look at visible pipework, tanks and cylinders, noting corrosion, leaks or older materials such as lead pipes that may still remain in some homes. Every element gets a clear traffic-light rating, so it is obvious what needs urgent action and what can be watched for later.

External areas are inspected too, as part of the same measured approach. We look at boundaries, fences and outbuildings, plus drainage where it can be accessed. The grounds are checked for warning signs such as large trees too close to the building, which can affect foundations on clay soils, uneven ground that may point to settlement, and the state of driveways or patios. Our reports include photographs of key defects and plain explanations of what they mean for the buyer.

• Walls and structural elements
• Roof and chimney condition
• Damp and timber defects
• Electrical and plumbing systems
• Windows, doors, and finishes
• Grounds and drainage

Ixworth's housing stock throws up a few common defect patterns that our Level 2 Surveys pick out again and again. Damp is probably the most frequent, affecting many of the pre-1919 homes that form such a large part of the village's character. Rising damp appears when damp-proof courses have failed or were never fitted, which is common in older properties. Penetrating damp often comes from deteriorated pointing, damaged roof coverings or failed leadwork around chimneys. Condensation is also common in older homes with poor ventilation, especially kitchens and bathrooms where moisture levels are highest. We have seen plenty of properties along Church Street and The Street with these damp issues, and our surveys always include thorough moisture meter readings to gauge the extent of any problem.

Roof condition issues show up often in our Ixworth survey findings. Older homes may have clay tile or slate roofs that have gone beyond their expected lifespan, with slipped tiles, deteriorating felt and timber decay in rafters and purlins all common concerns. Leadwork around chimneys and roof penetrations often shows signs of deterioration, and we always recommend a close look at these key areas. Roof pitch and construction also influence performance, so our surveyors assess whether the structure is suitable for its age and exposure. Modern homes, including those at The Pastures and Ixworth Gardens, tend to have fewer roof defects, though minor issues can still appear in the first decades, particularly with flat roof sections or rooflights.

The local geology brings specific challenges that our surveyors understand well. The boulder clay under much of Ixworth has shrink-swell potential, so foundations can move quite a bit during drought or heavy rainfall. Properties with shallow foundations, or those close to large trees such as poplars and oaks, may show signs of subsidence or heave. We inspect walls carefully for cracking patterns that may point to structural movement, looking at crack widths, patterns and locations to separate minor settlement from more serious foundation issues. The newer developments usually have modern foundations designed for local conditions, although even those can be affected by changes in ground moisture.

Electrical and plumbing issues come up regularly in Ixworth properties, especially where the building predates current regulations. Homes with original 1970s or 1980s wiring may have consumer units that no longer meet modern standards, and we always advise that a qualified electrician checks and upgrades any outdated installation. Likewise, older plumbing may contain galvanised steel pipes, which are prone to corrosion and reduced water pressure. Our survey gives a visual check of these services, with clear recommendations for further investigation where needed. At Ixworth Gardens and The Pastures, the electrical and plumbing installations are likely to be relatively modern, but we still check that they appear properly installed and in good condition.

• Rising damp and penetrating damp
• Roof tile slippage and felt failure
• Subsidence from clay soil movement
• Outdated electrical wiring (pre-1980s)
• Timber decay and woodworm
• Window seal failure in newer builds