RICS Level 2 Survey in Runcton Holme

During a Level 2 survey, our inspectors look over every accessible part of the property. We check the roof structure, walls, windows and doors, plumbing and electrical systems, damp and rot, and the building’s overall integrity. Each area is given a clear condition rating of 1, 2 or 3, so it is easy to see what needs urgent attention and what is only a minor matter.

Runcton Holme brings a few local quirks of its own, mainly down to the geology and the age of the housing stock. The village sits on Gault Formation clay, which can lead to subsidence and ground movement, especially where mature trees pull moisture from the soil. Beneath that lie superficial deposits of alluvium and glaciofluvial sand and gravel, adding another layer of complexity, particularly close to the River Great Ouse flood plain. Around 80% of properties here are more than 50 years old, so signs of wear are common, from damp and dated electrics to roof deterioration.

Red brick and render are typical on the post-war homes in Runcton Holme, while older cottages may be built from local carrstone or flint. We know these traditional methods well, and we understand the defects that tend to go with them, from solid brick walls without cavity insulation to timber roof structures that have simply aged. Pre-1919 properties often have solid brick or flint walls with timber roofs and slate or clay tile coverings, while post-war homes usually use cavity wall construction with brick or render finishes.

In Runcton Holme, detached homes make up 45% of the housing stock, semi-detached properties account for 30%, terraced houses stand at 20%, and flats are just 5%. That mix gives us everything from substantial detached family houses to small terraced cottages, each needing a slightly different approach.

• Roof condition and covering
• Walls and structural elements
• Damp and timber decay
• Windows and doors
• Plumbing and electrical
• Boundary walls and outbuildings

Because 80% of properties in Runcton Holme are over 50 years old, a Level 2 survey gives buyers real protection. Older homes nearly always have something that needs attention, whether it is a small cosmetic point or a more serious structural concern. Our report gives you the facts needed to make a sound purchase decision and, where it makes sense, to renegotiate the price on the back of repair costs.

The local clay deserves careful attention. Gault Formation clay shrinks in dry weather and swells when it is wet, which can move foundations in homes with shallow footings. Properties close to mature trees need particular scrutiny, because the roots draw moisture from the clay and speed up shrinkage. We look for movement, crack patterns in walls, and doors that stick or bind.

Flooding is another factor in Runcton Holme. Because the village lies close to the River Great Ouse and its tributaries, some areas face fluvial flood risk, while the lower-lying parts can also see surface water flooding after heavy rain. Our surveyors note any flood risk and talk you through it, so you know if specialist insurance or flood resilience measures may be worth considering.

From surveying properties across the King's Lynn and West Norfolk district, we see the same issues coming up time and again. Dampness is one of the most frequent, especially rising damp in older homes without adequate damp-proof courses, and penetrating damp caused by faulty rainwater goods or porous brickwork. Norfolk’s usual rainfall patterns can make matters worse where maintenance has been put off. Homes with solid walls rather than cavity construction are especially exposed to penetrating damp.

Timber defects are another regular feature in Runcton Holme surveys. Woodworm often affects older timber-framed structures, while wet and dry rot can develop where damp lingers or ventilation is poor. Roof timbers are particularly vulnerable, especially when clay tile coverings have gone beyond their expected lifespan or flashings have failed. We inspect all accessible timber elements, including floor joists, ceiling timbers and the roof structure.

Pre-1980s electrical systems often fall short of current standards and may need partial or full rewiring. Our surveyors check consumer units, wiring and socket outlets, and note any obvious safety concerns. That matters here, because 35% of Runcton Holme's housing stock dates from the 1945-1980 period, and a further 45% comes from earlier eras, so electrical upgrades are often part of the work list. We record the consumer unit type, whether circuit breakers or older fuse boards are fitted, and any visible wiring.

Roof deterioration shows up often in our Runcton Holme surveys, largely because so much of the housing stock is older. Clay tiles, particularly those over 40-50 years old, can become brittle and start to slip or crack. Damaged flashings around chimneys and roof penetrations let water in, while blocked gutters cause overflow and damp to track into walls. Where it is safe and practical, our surveyors go into roof spaces and note the condition of tiles, underfelt and timber elements.

• Rising and penetrating damp
• Woodworm and rot in timber
• Roof covering deterioration
• Defective flashings and gutters
• Outdated electrical systems
• Subsidence risk from clay soils