RICS Level 2 Survey in Martlesham

Our RICS Level 2 survey gives a full check of properties up to approximately 2,500 square feet. We look at the main structural parts, walls, floors, ceilings, roofs, and foundations. Damp-proof courses, insulation and ventilation systems are also examined, so we can spot problems that might affect the property’s long-term durability or your health. Windows, doors and joinery are reviewed too, along with any visible signs of movement or deterioration. Our inspectors do not move furniture or open up structural elements, but we do inspect everything that is accessible during a visual inspection.

Martlesham has a mixed housing stock, from historic timber-framed cottages to newer homes on developments such as Brightwell Lakes, and that calls for close attention to local build methods. Many of the older buildings here are made from traditional red brick, timber framing and clay pantile roofs, all of which bring their own familiar defects. We also check for issues common to the area, such as damp penetration in period homes and the state of drainage systems serving older properties. Flint walling, seen in several historic cottages around The Street, needs specialist judgement because moisture can work through the porous material.

Each report comes with clear ratings for every element inspected, from Condition Rating 1, no repair needed, through to Condition Rating 3, urgent repair or serious defects. That simple scale makes it easier to prioritise work and think ahead about maintenance costs. For homes valued at the Martlesham average of around £377,000, catching defects early can save thousands in repair bills later on. We also include practical maintenance advice to help protect the investment over the long term. Any repairs identified are given an estimate of urgency, but we do not provide detailed costings for remedial works.

Our surveyors use their experience to pick up issues a typical buyer might miss on a viewing. During the property inspection, we look for signs of earlier flooding in areas near the River Fynn, evidence of subsidence linked to the local clay geology, and the condition of older electrical and plumbing systems. For Martlesham Heath homes built in the 1970s and 1980s, we pay close attention to the original windows, flat roof sections and any concrete foundations that may have settled over time. Those are regular trouble spots in properties of this age across East Suffolk.

• Structural walls and foundations
• Roof structure and covering
• Damp proof courses
• Windows, doors, and joinery
• Plumbing and electrical visible elements
• Drainage and gutters
• Insulation and ventilation
• Garage and outbuildings

Martlesham’s housing tells the story of its move from a historic Suffolk village to a modern commuter settlement. Detached homes make up a large share of the area, with over 52% of housing in the parish being detached according to neighbourhood plan data. There are also significant numbers of semi-detached homes from the 1970s onwards in Martlesham Heath, which was established as a "new village" in the mid-1970s. In the original village centre, older properties go back centuries and use traditional Suffolk methods such as timber framing, wattle and daub, and flint walling. The population is approximately 5,457 residents across 2,622 households, with a notably higher proportion of residents over 50 than national averages.

We often come across the same few issues in Martlesham properties. Rising damp affects many period buildings, especially where there is no modern damp-proof course or where existing DPCs have been breached. The local geology of clay and sand deposits can also create subsidence movement, particularly in dry spells. Our surveyors check walls and foundations closely for stress, including cracking that may point to ground movement. Homes with trees close to the foundations are especially exposed, as roots can draw moisture from clay soils and lead to shrinkage and then subsidence.

Roof condition varies a lot across the area. On older homes, traditional clay pantiles may be worn, with individual tiles reaching the end of their life. We check for missing or broken tiles, sagging roof lines, and the condition of ridge tiles and mortar pointing. Modern roofs on new builds like those at Brightwell Lakes usually need less immediate attention, although we still examine insulation, ventilation and any flat roof sections. Properties near the River Fynn and in low-lying areas also face flood risk, so our surveyors look for flood resilience measures, signs of past water damage and the state of drainage systems.

For Martlesham Heath homes from the 1970s-1990s, we regularly see problems with original windows, flat roof sections and concrete foundations that may have settled over time. Much of the housing here includes properties with UPVC windows that may be original and now showing deterioration. Many of these houses also have flat roof sections over extensions or garage areas, which can leak and need regular maintenance. Electrical wiring in homes of this age may also be nearing the end of its safe life, and our survey will note any obvious concerns.

• Rising damp in period properties
• Roof tile degradation
• Subsidence from clay soil movement
• Window and door deterioration
• Flat roof failures
• Drainage system issues
• Electrical wiring age

Brightwell Lakes is the standout new development in Martlesham. This Taylor Wimpey scheme on Ipswich Road is set to deliver approximately 2,000 homes in multiple phases, with properties ranging from apartments to five-bedroom detached houses. Prices there start from around £420,000 for smaller homes, while larger properties reach £630,000. New builds do come with modern construction methods and energy-efficient features, but a Level 2 survey can still pick up defects that might not show during a viewing.

At Brightwell Lakes, new homes include air source heat pumps, underfloor heating, solar panels, triple glazing and EV charging points. Even so, our surveyors can still identify build-quality issues, insulation installation faults or fittings problems that are easy to miss on a viewing. We check that the property has been finished to the expected standard and note any snagging items the developer should sort out before completion. Rushed programmes and workmanship issues can leave defects, even in brand new houses.

There is more planned beyond Brightwell Lakes. Falcon Park in Martlesham Heath gained planning approval in December 2025 for 20 new residential park homes. A proposed Landform Estates scheme on the eastern side of Felixstowe Road could add another 250 dwellings, with the possibility of self-build plots and retirement housing. These projects will expand the housing stock in Martlesham, and our surveyors are ready to assess both new and older homes across the area. Brand new or well-established, a Level 2 survey still gives useful reassurance on condition.

Martlesham’s market gives buyers both chances and risks. Average house prices sit around £377,000, and recent price adjustments may allow some buyers to secure a property at a competitive level. Yet the age and variety of homes in the area mean hidden defects can sit below the surface and never show up on a routine viewing. A RICS Level 2 survey gives you the professional assessment needed to decide with confidence and negotiate properly.

Many homes in Martlesham were built using traditional Suffolk methods that differ sharply from modern construction. Timber-framed buildings, for instance, may hide structural problems within the framing or suffer from wet rot or dry rot in the structural timbers. Flint-walled cottages are attractive, but they can let penetrating damp through if the external render or pointing has broken down. Our surveyors know these older methods well and understand what to look for in historic properties here.

The local ground conditions also matter for Martlesham buyers. The superficial geology of the Martlesham Valley is made up of clays and sands, with Red Crags Formation sands capping areas to the north. Clay soils can shrink and swell, which may lead to ground movement and subsidence, especially during prolonged dry weather. With climate change expected to bring more extreme conditions, that risk may increase over time. Our surveyors inspect foundations and walls for movement linked to ground conditions, so you get useful information about the property’s long-term stability.

Flood risk is another issue buyers in Martlesham need to think about. Because the area sits low within the catchments of the Rivers Lark and Fynn, some locations face significant flood risk. Parts of The Street, Post Office Lane and Bealings Road have flooded during heavy rainfall events. Our survey includes a visual check for flood risk indicators, although we also advise buyers to look at official flood risk maps and speak to the local authority about specific properties.