RICS Level 2 Survey in Market Lavington

Our RICS Level 2 Survey gives a detailed picture of a Market Lavington property, covering all accessible areas, including the roof space, walls, floors, doors and windows. We look closely at the building fabric, flag defects that affect value or safety, and set out clear ratings from "not inspected" to "requires urgent attention." Damp is part of the assessment too, which matters in Market Lavington's older homes where solid wall construction does not have modern cavity wall insulation. Where it suits the property, our surveyors use thermal detection equipment to pick up moisture penetration that cannot be seen with the naked eye.

In parts of Market Lavington, including the Broadway district, the heavy clay soils call for extra care during inspection. We watch for cracking to walls, sloping or uneven floors, and doors or windows that stick or fail to close properly, all common signs of subsidence or ground movement. Clay ground can put homes with nearby trees, or with drainage trouble, under more strain, so we highlight any concerns we find in the report. Exterior brickwork gets the same attention, especially where drought or excessive rainfall may have contributed to movement.

Roofing is another area we assess carefully, not least because many of Market Lavington's older properties still have original roof structures. Decades of wear can take a toll. Our surveyors check for missing or broken tiles, sagging rooflines, poor insulation and signs of leaks. We also inspect timber elements for rot and woodworm damage, especially where ventilation is poor or dampness has been present. And because age matters here, we also note possible asbestos-containing materials in properties built before 1999.

The survey also covers visible services, including electrical wiring, plumbing and heating systems. We do not test them, but we can spot obvious defects, ageing wiring that may fall short of current regulations, and signs that maintenance has been neglected. The aim is straightforward, to give us a clear view of the property's condition so we can help with budgeting for any remedial work that may be needed.

• Wall condition and structural integrity
• Roofing and loft space inspection
• Damp and moisture assessment
• Electrical and plumbing visible condition
• Windows and doors operation
• Drainage and guttering condition
• Insulation and energy efficiency
• Timber defects and rot

Because we survey across Market Lavington and the wider SN10 area, we see the same local defects appear again and again. In the village centre, many homes date from the 18th and 19th centuries and were built with solid walls rather than modern cavity construction. That can bring rising damp or penetrating damp, especially where pointing has failed or brickwork has weathered over time. We regularly identify damp problems along the High Street and within the Conservation Area, where older construction methods remain common.

Market Lavington's brick-making past still shows in the housing stock. Around Broadway, local clay fed the brickworks until the 1950s, and many older properties were built with those locally produced bricks. They are often durable, but compared with modern bricks they can be more prone to frost damage and salt efflorescence. Our surveyors check brickwork closely for wear that may need repointing or structural repair. The new manor house, built in 1865 from red brick with blue brick patterning and stone dressings, is a strong example of local brickwork from that period, though even buildings of that quality still need ongoing maintenance.

We often find outdated electrics and plumbing in Market Lavington's older homes. Quite a few still have original wiring from the mid-20th century or earlier, which may not meet current safety standards and can create a fire risk. Pipework can be just as dated, with lead or galvanised steel pipes, common in properties built before the 1970s, liable to corrode and affect water quality. Our Level 2 Survey highlights these issues so we can budget for the upgrades that matter. We also look at the condition of consumer units and whether adequate earthing is present.

Signs of subsidence or ground movement are not unusual in Market Lavington, given the local geology. Heavy clay soils in the Broadway area and elsewhere in the parish can cause foundations to move over time, especially where drainage is poor or trees are close by. During the inspection, we check walls for cracking, use precision equipment to assess floor levels, and see whether doors and windows open and close as they should. If there is evidence of movement, we flag it clearly in the report and recommend further investigation where needed.

• Rising and penetrating damp in solid-walled properties
• Roof deterioration and missing tiles
• Structural movement related to clay soil
• Outdated electrical wiring systems
• Old plumbing with lead or galvanised pipes
• Timber rot and woodworm infestation
• Poor insulation and energy efficiency
• Asbestos in properties built before 1999

How these houses were built goes a long way towards explaining the defects we find. Red brick is the main building material across the village, and many homes carry the warm colouring typical of bricks made from local clay. From the 18th century onwards, solid walls without cavity insulation were the norm, and that can lead to condensation and damp, particularly where a property has not been updated. In many older homes around the village, the lack of a modern damp-proof course means rising damp remains a common finding.

Some of Market Lavington's most interesting properties still retain their original timber-framed construction, especially on the High Street where houses date from the 16th or early 17th century. Visible timber framing is still present in places, and some homes have jettied upper storeys projecting over the street. These buildings are often sound, but they need careful inspection because hidden structural timbers may have suffered from rot or woodworm over the centuries. The Old House, a Grade I listed 14th-century manor built of roughcast stone with some brick, is the oldest surviving construction in the village and a clear example of the layered structural history found in the area's historic housing stock.

Across Market Lavington, clay tile roofs are typical, reflecting the local tile-making trade that developed alongside brick production. Traditional coverings like these tend to last well, but age brings problems, especially where frost has damaged tiles or pointing has failed. Many homes have loft spaces we can get into, although access is sometimes limited by low headroom or insulation installation. We inspect every accessible roof area thoroughly, looking for leaks, damaged tiling and poor insulation that could reduce the property's energy efficiency.