RICS Level 2 Survey Ketton

Our Level 2 Survey is a detailed visual inspection of every accessible part of the property. We look closely at the walls, roof, floors, doors, windows and permanent fixtures, picking up defects that are easy to miss without trained eyes. In Ketton, where many homes are older, our surveyors pay close attention to traditional limestone walls, which can be affected by weathering, mortar degradation and damp penetration where maintenance has slipped. We inspect the stonework for structural stress, erosion in the mortar joints and signs that earlier repairs may have been carried out with unsuitable materials.

We also assess the main building services, including the electrical installation, plumbing and heating. A good number of Ketton homes date from the pre-1919 period, so outdated wiring or lead pipework can still turn up and may need upgrading. Our surveyor flags anything that does not meet current safety standards and sets out what may need attention before or after completion. That includes noting the condition of consumer units, checking whether wiring appears to meet 18th Edition regulations and assessing the type and condition of the water supply pipes.

The outside matters too. We inspect the exterior and grounds for signs of subsidence, movement and drainage problems. Around Ketton, the local geology is an important part of that picture, the village sits on Jurassic limestone with areas of clay deposits, so our surveyors stay alert to shrink-swell movement and other signs of ground instability. Flood risk near the River Chater is considered as well, especially surface water flooding in lower-lying parts of the village. We look at drainage patterns around the property and record any evidence of past flooding or water damage.

Our report also covers energy efficiency, so you can see how the property performs thermally and which improvements may be worth considering. Much of Ketton's housing stock is older, and many homes have solid walls rather than cavity walls, which can limit insulation options. We set out practical steps to improve energy efficiency while recognising the limits of the building's construction type.

• Visual inspection of all accessible areas
• Assessment of walls, roof, floors, and foundations
• Evaluation of electrical, plumbing, and heating systems
• Identification of damp, rot, and timber defects
• Check for structural movement or subsidence
• Energy efficiency recommendations

Surveying across Ketton and wider Rutland has shown us the issues that come up again and again. Damp is one of the most common, especially in the older stone houses that give the village much of its character. Rising damp is often found in period buildings where the original damp-proof course has failed, or was never there in the first place. Penetrating damp can show up where pointing on exposed stone walls has deteriorated and allowed water into the structure. We check for staining to internal walls, white mineral deposits on stonework and damp meter readings that suggest excess moisture.

Roofs are another regular talking point. On older properties, traditional slate and tile coverings often show their age through slipped tiles, degraded pointing along ridge lines and decay in roof timbers. Poor ventilation can leave these timber structures vulnerable to woodworm and to wet or dry rot. Our surveyors inspect carefully, sometimes with binoculars from outside and by entering lofts where it is safe to do so. We record the condition of flashing, valley gutters and roof windows, since all of them can become points of water ingress if neglected.

Older electrical and plumbing systems in Ketton homes often need closer attention. Many houses built before the 1970s still retain original fuse boards and wiring that would not satisfy current regulations. The same goes for galvanised steel or lead water pipes, which may still be in use in older properties. Our survey covers these services and sets out recommendations for upgrading where that is needed. We look at older circuit breaker types, earthing arrangements and the condition of visible pipework.

Serious structural issues are not the norm in Ketton, but they do crop up. We check for signs of subsidence or settlement, particularly where homes stand on clay soils and tree roots may be driving ground movement. Properties closer to the River Chater can also be affected by the local geology, so we look at cracking patterns to judge whether they point to structural movement rather than ordinary age-related shrinkage. Our surveyors are trained to separate minor cosmetic defects from concerns that call for further investigation.

• Rising and penetrating damp in stone walls
• Roof tile slip and timber decay
• Outdated electrical wiring and consumer units
• Original plumbing requiring replacement
• Structural cracking from settlement
• Timber defects including woodworm

Buying in Ketton is not a small commitment, which is one reason a RICS Level 2 Survey matters here. The average property price is £337,300, while detached homes average £437,800. A professional survey helps protect that outlay by identifying issues before completion and can give you leverage in negotiations if major defects come to light. Many buyers moving into Ketton come from urban areas and may not know the practical realities of owning a limestone house or living close to the River Chater.

Flood risk deserves attention in parts of the village because of Ketton's relationship with the River Chater. River flooding risk is generally low, but lower-lying areas can still be affected by surface water flooding during heavy rainfall. As part of the survey, we look for flood risk indicators such as previous water ingress, watermarks on walls and the condition of drainage around the property. We also advise buyers to check Environment Agency flood maps and raise any concerns with their conveyancer.

Local conditions can shape a property's appeal as much as the building itself. In Ketton, the Ketton Cement Works is a major employer, and that presence can influence values in some spots because of noise, dust or heavy vehicle traffic. Our surveyors know the area well enough to comment on how the cement works may affect nearby homes and what that could mean in practice. The village is also popular with commuters, so many buyers want space for home working, and we can comment on how suitable a property is for that use.

Even with a relatively new home at Ketton Grange or The Maltings, a survey still has real value. Our inspection can pick up snagging items the developer should sort out before completion, from small cosmetic faults to more significant problems with windows, doors or integral appliances. Issues do arise in new construction. A professional assessment gives you a documented list of points for the developer to address.