RICS Level 2 Survey in Marshchapel

Our RICS Level 2 Survey gives a clear visual check of the property's condition, covering the main structural parts, fixtures, and fittings. We look at the roof structure and covering, walls, windows and doors, floors, ceilings, and stairs, along with visible plumbing and electrical installations. Damp proof courses, ventilation, and insulation are also assessed. In Marshchapel, our inspectors pay close attention to movement, because of the clay soils in the area, and to flood-related issues that affect homes in this coastal village. We inspect all accessible areas, including the roof space, sub-floor areas, and outbuildings, so nothing important gets missed.

The report is set out using the RICS traffic light system, so each element is easy to read at a glance. Red marks urgent matters that need attention, amber flags defects that will need repair later, and green shows a satisfactory condition. Every section includes clear photographs and straightforward commentary on what we found and what it means for the buyer. Where further checks are sensible, we set those out too, for example if we spot possible subsidence movement or suspect hidden defects that need specialist input. The result is a report that makes the overall condition of the property easier to understand, and helps prioritise any work that may lie ahead.

A basic mortgage valuation is not the same thing at all. Our Level 2 Survey is intended to give you a proper picture of the property's condition before you commit to the purchase. That matters in Marshchapel, where older period homes, some dating back to the 18th century, sit alongside variable soil conditions and can hide problems that only an experienced eye will pick up. Our surveyors have spent years inspecting homes across East Lindsey, so we know the local build styles and the defects that crop up again and again. We have also seen how properties in the village respond to seasonal ground movement and coastal weather, which gives us a useful view of what to watch for.

Our inspectors are trained to spot the issues that tend to affect homes in this part of Lincolnshire, from damp in older cottages to the structural effects of clay soil movement that we have seen in properties across the district. Once we identify a concern, we do not leave it as a passing note. We explain what we have found, why it matters, and what action may be sensible next. That level of detail is exactly why buyers value our surveys when they want a clear picture of what they are paying for.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows, doors, and joinery
• Plumbing and electrical visible installations
• Damp assessment and damp proof course
• Insulation and ventilation
• External areas including boundaries

Marshchapel's coastal position brings its own set of property issues, and our surveyors are used to identifying them. The village sits on stoneless clayey soils of the Newchurch 2 association, over drift geology of marine and estuarine alluvium with underlying Burnham Chalk. That combination can create shrink-swell ground movement, where clay expands and contracts with changes in moisture and can cause structural problems in homes with shallow foundations. We examine walls, floors, and door frames closely for signs of this, such as sudden cracks or doors sticking in their frames as the ground shifts beneath the building.

Flood risk is another major point for properties in Marshchapel. As a coastal village, the area faces long-term flood risk from rivers, the sea, surface water, and groundwater. Planning documents place parts of Marshchapel within Flood Zone 2, with Flood Zone 3 around it, which points to significant flood probability in certain locations. During our survey, we look at flood resilience measures and give guidance on any mitigation work that may be needed. Even where current flood warnings are low, the historic risk still matters, especially for buyers looking at lower-lying parts of the village. We check for evidence of previous flood damage, the position of electrical outlets and fitted furniture, and whether the property has adequate barriers or has been built high enough.

The village also has several listed buildings, including St Mary's Church (Grade I listed, dating from the 15th century), The Old Hall (Grade II listed, constructed around 1730), and a 14th-century churchyard cross. If you are buying within the Marshchapel Conservation Area or purchasing a listed building, we may recommend a more detailed RICS Level 3 Building Survey because of the specialist requirements around traditional materials and conservation rules. Our team can advise on the most suitable survey for the property in question. Historic buildings bring extra considerations, from choosing the right materials for repairs to applying for listed building consent where certain works are involved.

Property ages in Marshchapel vary a good deal, with some cottages dating back to the 18th century and others being newer additions to the village. Older homes were often built with solid external walls, lime-based mortar rather than modern cement, and shallow foundations that can be more vulnerable to ground movement. Many of them also lack a modern damp proof course, so our surveyors pay close attention to rising damp. Period roofs may still have original slate or clay tiles that are durable but can wear down over time, and older flashings or felting may contain asbestos. Because we know the local housing stock so well, we know what deserves a closer look and what a less experienced surveyor might miss.

• Clay soil shrink-swell movement
• Coastal flood risk
• Conservation Area restrictions
• Listed building maintenance requirements
• Age-related structural considerations
• Traditional construction methods

After surveying many homes in Marshchapel and the wider East Lindsey area, our team has seen a few recurring problems that buyers should keep in mind. Damp is a frequent one in older properties, where the absence of a proper damp proof course or poor ventilation can lead to rising damp, penetrating damp from defective gutters, and condensation in bathrooms and kitchens that do not breathe well. The coastal setting also means homes can be exposed to salt-laden air, which speeds up the breakdown of external renders and pointing, especially on properties facing prevailing winds from the North Sea.

Structural movement comes up often in the Marshchapel area as well. Much of the village sits on clay soils that shrink and swell, which can move foundations and lead to cracking in walls, uneven floors, and doors and windows that do not close properly. We look closely for the hallmarks of this sort of movement, including cracks that follow a pattern, doors that have been planed down to make them shut, and extensions that have pulled away from the main building. Some movement is normal in older properties and may be minor, but our job is to spot the signs that it is active and potentially serious.

Roof defects are another regular find in our surveys, especially where a property has not been kept up well. We often see broken or missing tiles, worn lead flashings around chimneys, sagging rooflines, and too little insulation in the roof space. With older homes, original roof coverings may have reached the end of their serviceable life and be due for replacement within the next few years. We also check for past leaks, since those can lead to timber decay and damage to ceilings and walls that is not always obvious straight away.

We also come across outdated electrical and plumbing systems, particularly in homes that have not been updated for several decades. Our checks cover the condition of consumer units, whether modern earthing is present, and the state of visible wiring and pipework. Because we can only report on what is visible, we will recommend a qualified electrician and plumber wherever we spot possible concerns. That advice is there for safety, and to give you a proper view of the likely cost of bringing the property up to modern standards.

• Rising damp and penetrating damp
• Structural movement and subsidence
• Roof deterioration and leaks
• Outdated electrical systems
• Timber decay and woodworm
• Defective gutters and drainage