RICS Level 2 Home Survey in Ross-on-Wye

Our RICS Level 2 Home Survey gives you a careful inspection of the property's condition across the main accessible parts of the building, including the roof, walls, floors, windows, doors, and electrical and plumbing systems. We work through the home from top to bottom, noting defects that could affect value or lead to expensive repairs. In each room, we check what can be safely reached, lift accessible trapdoors where it is safe to do so, and assess the roof space from within the property. Outside, we inspect the building envelope as well, looking for cracking, dampness, and weathering, which is especially relevant in Ross-on-Wye's older sandstone buildings.

Ross-on-Wye has a strong historic character, so our surveyors look especially closely at homes within the town's designated Conservation Area, which contains 154 listed buildings, including three Grade I and eight Grade II* buildings. Older properties need a different eye, particularly where traditional construction uses local sandstone, lime mortar, and timber frames. You can see that local character in the Market House in the town centre, St Mary the Virgin Parish Church, and buildings such as Kyrle House on the High Street, all built with the Devonian "old red sandstone" associated with Ross-on-Wye. In our Level 2 survey, we flag visible defects, material risks, and legal issues, and we set out clear ratings for each part of the property.

The report also sets out our professional opinion of the property's market value, which matters in Ross-on-Wye given the recent movement in prices. In the HR9 5 postcode area, values fell by around 4.6% over the last year, although the picture differs by property type. We point out urgent defects that need prompt action, along with issues that may simply need watching over time. Because we know the area well, we regularly spot the sorts of problems found in older local homes, from penetrating damp in solid-walled buildings to ageing roofs on period properties. We also look for alterations that may have been carried out without Building Regulations approval, a live issue in a town with so much historic housing where past owners may have changed things without securing the right consents.

Some properties call for a closer next step. Where a building is of non-traditional construction, or where there are signs of structural movement, we explain what further investigation may be needed. Around 55% of Ross-on-Wye's housing stock was built after 1945, so we often see post-war homes alongside much older traditional buildings, and each type brings its own familiar defect patterns. Our job is to show you clearly what you are buying, so you can plan for repairs or improvements with a realistic budget.

• Visual inspection of all accessible areas
• Assessment of major defects and needed repairs
• Market value opinion
• Rating of each element (Condition ratings: 1, 2, 3)
• Guidance on legal issues and planning consents
• Recommendations for specialist inspections where needed

In Ross-on-Wye, we see certain defects again and again. Dampness is one of the most frequent, especially in older homes built before cavity wall construction became standard. Rising damp caused by failed or missing damp-proof courses is common in period properties, while penetrating damp often comes from worn pointing in the soft local sandstone or from defective roof coverings. Condensation also turns up regularly in houses with poor ventilation, particularly older homes that have had new windows fitted without suitable background ventilation.

Roofing problems are another regular feature of surveys in Ross-on-Wye. A good number of properties still have traditional slate or stone tile roofs, and many are now at or beyond their expected lifespan. We often find missing or slipped tiles, decayed ridge mortar, failing flashings around chimneys, and evidence of past water ingress. Chimneys themselves can be an issue, particularly on older buildings where crumbling brickwork and unstable parapet walls may create safety concerns. Given the age of much of the local stock, timber defects are common too, including wet rot, dry rot, and woodworm infestations, especially where damp persists or sub-floor ventilation is poor.

We also identify structural movement and cracking in a fair number of Ross-on-Wye properties, especially older buildings with the shallower foundations typical of their time. Our surveyors consider the width, pattern, and direction of any cracks so we can separate minor settlement from more serious structural movement. Trees can play a part as well in this leafy town, because moisture-hungry roots may shrink the ground around foundations. Alongside that, outdated electrics and plumbing are still common, with some older homes retaining original wiring or lead pipework that falls well below current safety standards.

Flood risk needs careful thought in some parts of Ross-on-Wye. Because the town sits on the River Wye floodplain, low-lying areas, especially around Wilton and Oak Meadow, face a regular risk of flooding during winter months. Brookend Street has also seen surface water flooding and road closures after heavy rainfall. In our surveys, we look at flood resilience measures, the condition of any visible flood defences, and the likelihood of water ingress. Ross-on-Wye is supported by a £7 million flood alleviation scheme designed to protect low-lying areas from the Rudhall and Chatterley Brooks, and we note any visible signs of past flood damage or mitigation works that may influence your decision. A Level 2 survey is not a flood risk assessment, but our observations can still help you understand the property's history and present resilience.

Construction style explains a lot about the defects we find in Ross-on-Wye. In the historic town centre, the main building material is the soft, rich brown Devonian sandstone often referred to as "old red sandstone" or "Herefordshire sandstone." You see it in well-known buildings such as the Market House, St Mary's Church, and the Pye's Almshouses, and in many townhouses and boundary walls across the conservation area. It is an attractive local stone, but it is also relatively soft and porous, so without proper maintenance it can weather badly and allow damp to penetrate.

Brick is widespread across Ross-on-Wye too. "Ross Brick" is a locally familiar wirecut, red-orange multi-coloured brick with a compressive strength of 35N/mm2, and it has been used since the Tudor period. In many period buildings, it appears alongside sandstone. Traditional timber framing is another part of the area's building history, usually in oak or elm, with wattle and daub often forming the infill panels before limewashing. Many older cottages in the surrounding villages and in the historic core still retain these details, and they need knowledgeable assessment.

Older foundations in Ross-on-Wye are usually shallower than those found in modern homes, simply because they were built before current building regulations. That can make them more vulnerable to movement caused by ground conditions, especially where nearby trees draw moisture from clay soils. Ross-on-Wye sits over red-brown sandstone bedrock, which does not carry the same high shrink-swell risk seen elsewhere, but properties close to large trees still need careful inspection. Most post-war homes in the town use cavity wall construction, while properties built before the 1920s are more often solid wall. Our surveyors know these local building methods well and can spot the defects commonly linked with each type.

New housing has grown noticeably in Ross-on-Wye in recent years, and several active developments now offer modern options for buyers. At The Orchards in Hildersley, David Wilson Homes is selling 2, 3, and 4-bedroom homes priced from £255,000 to £364,500. The scheme has proved popular with families who want a village feel while staying close to Ross-on-Wye town centre. We have surveyed numerous properties there, so we are familiar with the usual construction methods and the kinds of issues that can arise even in newer homes.

Kyrle Green at St Mary's Garden Village, built by Taylor Wimpey, is another well-known choice, with 2, 3, and 4-bedroom homes priced from £315,000 to £452,000. Shared ownership homes are also available there through Connexus, which opens the development to first-time buyers. Buyers looking for larger executive homes often consider Roman Gate by Lagan Homes in nearby Weston-under-Penyard, where there are 2, 3, 4, and 5-bedroom properties in a village setting just outside Ross-on-Wye. At Howle Hill, Kinspire Homes is delivering a mix of 2-bedroom semis and 4-bedroom detached houses in a countryside location.

Even with a new build, a professional survey still has value. These homes should avoid many of the defects seen in older properties, but our inspectors still find construction issues, snagging items, and workmanship problems on developments across the Ross-on-Wye area. A Level 2 survey gives you an independent view of condition, with any issues recorded for the developer to put right. We also know the construction approaches used at sites such as The Chase Dales on Walford Road, which is reserved for residents over 55, and we have inspected homes at different stages of the Riverview Flats redevelopment on Wye Street, where modern apartments are replacing older stock.