RICS Level 2 Survey in Outwell

Our RICS Level 2 Survey gives a thorough visual inspection of all accessible parts of the property. We look over the roof structure, walls, floors, windows, doors and foundations, checking for damage, decay or signs of structural movement. In Outwell’s Fens setting, where clay and peat soils bring their own problems, that structural check matters even more. We also test accessible services such as electrics, plumbing and heating, so you have a clear picture of whether the home’s essential systems are working safely.

A traffic light rating system is used in the Level 2 survey to show the condition of each element at a glance. Red marks serious issues that need urgent attention, amber points to defects that should be repaired or investigated further, and green shows a satisfactory condition. It is a simple way to see what is going on with the property and to sort any works that may be needed after completion. We set out clear recommendations for every issue found, with likely repair costs where that makes sense.

In Outwell, our surveyors give damp-related issues extra attention, as the high water table and low-lying geography make them common here. We also look for subsidence or heave, which can affect homes built on the shrink-swell clay soils across the Fens. Any problems we uncover are backed up with practical advice on what to do next. The traffic light ratings run through the report too, so it is easy to see which areas need action now and which are in sound condition.

We work through all accessible areas methodically, beginning at the roof and moving down through the walls, windows, doors and internal joinery. Our surveyors measure floor levels, check damp-proof courses where they can be seen, and assess the property’s overall structural integrity. Where lofts are safe to access, we go in and inspect rafters, battens and insulation levels. We also look at any outbuildings, garages or other structures attached to the main house.

From surveying homes across Outwell and the wider Fens, we see a number of repeat issues that buyers should keep in mind. Damp is probably the most frequent finding, especially rising damp in older properties that do not have proper damp-proof courses or have been rendered with non-breathable materials. The damp climate in the Fens and the high water table mean moisture can enter walls quite easily, leaving damp patches, mould and damaged internal finishes. We use moisture meters and thermal imaging to spot damp problems that may not show up during a casual viewing.

Subsidence and foundation movement come up often in Outwell too. The clay and peat soils beneath much of the Fens are highly expansive, swelling when wet and shrinking in dry spells. Homes with shallow foundations, which are common in older buildings, can suffer as a result, with cracking in walls, uneven floors and doors or windows that stick. We inspect all accessible walls for movement and assess the foundation type where it can be seen. If the cracking pattern is worrying, we recommend a structural engineer takes a closer look.

We also regularly find roof defects, with slipped tiles, worn lead flashing and damaged gutters appearing in reports. Many Outwell properties have traditional tile roofs that are now nearing the end of their life. Where loft access is available, we inspect the rafters, battens and any existing insulation. Flat roof sections and conservatories get checked too, as these often develop leaks and need ongoing upkeep in this climate. Roof timbers matter here as well, because damp conditions can lead to rot.

Drainage deserves particular attention in Outwell. The low-lying Fens do not shed surface water naturally, and many homes depend on pumped systems or soakaways that need regular maintenance. We check gullies, gutters, downpipes and underground drainage runs where we can reach them, looking for blockages, damage or poor installation that might allow water ingress or damp. We also inspect any septic tanks or drainage systems serving the property, since these are common in rural Outwell.

Knowing how homes in Outwell were built helps us give a sharper assessment during the survey. Older properties in the village, especially those from before 1945, were usually constructed with solid brick walls and shallow brick footings. Timber floors and slate or clay tile roofs are also typical. These traditional methods worked well for decades, but they can be less forgiving when it comes to modern expectations around insulation and damp resistance. In these older homes, we specifically look for the absence of damp-proof courses, which is a common finding.

Homes built between 1945 and 1980 make up a sizeable part of Outwell’s housing stock. These mid-century properties generally have cavity brick walls, which handle moisture better than solid walls, although the cavity can sometimes be bridged by mortar droppings or debris. Concrete ground floors became standard in that period, with timber suspended floors in upper storeys. Roofs were often finished with concrete tiles, and many are now nearing or beyond their expected lifespan of 30-40 years. We keep a close eye on the state of these ageing roof structures.

Modern homes in Outwell, including those on developments like Outwell Gardens and The Fenlands, are built using current construction methods that meet today’s building regulations. That usually means cavity wall construction with insulation, modern roof trusses and up-to-date electrical and plumbing systems. Even so, new builds can still have defects or finishing problems that are worth identifying early. Our Level 2 survey works for properties of all ages, although the findings will be very different for a Victorian farmhouse than for a newly built detached home.