RICS Level 2 Survey in Mendlesham

The RICS Level 2 HomeBuyers Survey suits properties in reasonable condition, and it gives us a detailed look at all accessible areas. Our chartered surveyors check the main structural elements, including the walls, roof, floors, doors, and windows. Each part is graded with traffic light symbols, red for urgent defects requiring immediate attention, amber for defects requiring future repair, and green for satisfactory condition. That makes it easy to see what needs attention first.

On Mendlesham’s High Suffolk claylands, our surveyors keep a close eye out for subsidence or movement. Clay-rich soils here can shrink and swell, so foundations may suffer in drought or after heavy rainfall. We inspect cracks in walls, look at door and window frames for signs of misalignment, and pick up on other clues that point to structural movement. In Mendlesham, historic movement often leaves diagonal cracks around window openings, and we know the pattern well.

Damp is another issue we examine carefully, especially in older Mendlesham homes. Many village properties are traditional timber-framed buildings with solid walls, and without modern damp proof courses they can be vulnerable to rising damp and penetrating damp. Our surveyors use moisture meters to spot excess dampness and to identify areas where ventilation may be poor, particularly where single-glazed windows are still in place. Front Street and Old Market Street often produce the same sort of damp-related findings because of age and construction type.

We also look at visible electrical and plumbing installations, although we do not carry out detailed testing of either system. Any obvious defects, ageing wiring, or plumbing issues that could create a safety risk are noted in the report. In Mendlesham properties built before the 1990s, we often find consumer units and wiring that fall short of current regulations, and we make that clear so you can budget for upgrades.

Boundary walls, outbuildings, and the property’s exterior all form part of the survey. In Mendlesham, that often means brick walls or hedgerows marking the limits of a plot, and both can be affected by weathering, movement, or vegetation over time. We include these features in our assessment so you get a fuller picture of the property’s condition.

• Structural walls and foundations
• Roof structure and coverings
• Windows and doors
• Damp and moisture detection
• Electrical and plumbing visible areas
• Boundary walls and outbuildings

Mendlesham’s position on the High Suffolk claylands brings environmental issues that we factor into every inspection. The clay-rich soils can shrink and swell, which means foundations may shift over time. That matters during drought, when the clay contracts, and during prolonged heavy rainfall, when it expands again. Some properties show signs of this movement, and our surveyors are trained to spot both active and historic subsidence.

Flood risk also needs to be considered in Mendlesham. Most of the village sits in Flood Zone 1, but the northern and southern boundaries along the River Dove fall within Flood Zones 2 and 3, which carry a higher risk. Surface water flooding has been a real problem too, especially during Storm Babet and Storm Franklin, when homes in Green Road and Mendlesham Green suffered internal flooding. We look for evidence of previous flooding and assess how exposed the property is to water damage.

The River Gipping, an ordinary watercourse that begins north of Mendlesham Green and passes through the village, adds another layer to local drainage matters. Homes with poor drainage, or those in low-lying spots, may be more likely to suffer from water accumulation, which can weaken foundations, damage walls, and encourage mould. Our Level 2 survey includes drainage and gutter checks so potential issues are picked up early.

Mendlesham is not considered at risk from reservoir or canal flooding, and the Environment Agency maps show groundwater flooding as low risk. Even so, the area’s topography and geology mean surface water can gather in certain places after heavy rain. We have seen homes in low-lying parts of the village affected by this, so we always check nearby land levels and drainage when we survey a property.

Because of the village’s agricultural past, some homes may have been built on, or close to, former farm buildings or storage areas. That is not usually a major concern, but it is still something our surveyors take into account. We look for any signs of contamination in the ground or structural problems linked to earlier land use.