RICS Level 2 Survey in Sandon, Chelmsford

Sandon’s housing stock covers several eras, and each one brings its own quirks and maintenance points. In the village there are timber-framed cottages from the late 18th and early 19th centuries, many with thatched or plain tiled roofs and weatherboard cladding. With those historic homes, we pay close attention to damp penetration, timber condition and the survival of original features. Our Level 2 surveys are well suited to these older properties, picking up issues that may matter to a mortgage lender or a future buyer. We have inspected numerous homes along Maldon Road and in the village centre with the familiar white-painted weatherboard and original sash windows of the period.

Mid-19th century homes in Sandon form another important part of the local stock, usually built in gault brick with moulded brick arches. These Victorian and Edwardian properties often have sash windows and decorative brickwork that needs a proper eye. The United Reform Church on Maldon Road, built in 1873 in red brick with gault brick detailing, is a good example of the craftsmanship from this era. Our surveyors look for the usual faults too, rising damp, timber decay in floor structures, and roofing materials that may be nearing the end of their serviceable life. Houses along the A12 corridor and those near Butts Green are especially useful examples of this Victorian and Edwardian style.

There was also a big burst of building in Sandon during the latter half of the 20th century, with estates such as Chalklands, built between the 1960s and 1990s, Gablefields from the 1980s, and newer schemes including Sandon Brook Manor, built in 2000. These homes are younger, yes, but they still benefit from Level 2 surveys, which can pick up construction defects, problems with extensions and the slow wear that affects even relatively modern houses. Chalklands, with its mainly larger detached houses, suits this sort of detailed inspection particularly well. We are also seeing more early-2000s properties, like The Lintons, built 1994, and The Tythings, built 2003-2004, coming through for their first major surveys as they reach the 20-30 year point.

Change is coming too, and Sandon has some sizeable new developments lined up. The Land South of Maldon Road will deliver 150 new homes between The Sandon School and Molrams Lane, while the Land North of Maldon Road, Manor Farm, allocation allows for up to 250 new homes together with a new Country Park. Those schemes will alter the village character and bring fresh demand for surveys on brand new properties, where our independent assessment can pick up snagging issues or construction concerns builders may have missed.

• Timber frame deterioration in period cottages
• Roof condition and slate/tile deterioration
• Damp proof course failures in older properties
• Electrical wiring standards in pre-1980s homes
• Subsidence risk on Essex clay geology
• Flood risk assessment near Sandon Brook

The ground beneath Sandon brings its own issues for buyers and owners. Essex is mainly underlain by London Clay deposits, which are well known for their shrink-swell potential. In practice, that means properties in Sandon, especially older homes with shallow foundations, may be vulnerable to ground movement during drought or heavy rainfall. Our surveyors are trained to spot signs of subsidence and movement that can point to underlying geological problems. We look for the typical cracking patterns, sticking doors and windows, and other signs of instability that can affect properties across the parish.

Flood risk is another key consideration in Sandon, particularly for properties near Sandon Brook, which forms the eastern boundary of the parish. Flood Zones 2 and 3 reach into areas by the brook, with maximum flood depths reaching 174 metres in the higher risk zones. The Sandon Brook rises near Ramsden Heath and flows north to meet the River Chelmer, and our surveyors understand the effect this watercourse has on homes in the eastern parts of the parish. Surface water flooding also affects parts of the area, including sections of the A12 trunk road that run through the parish. Our Level 2 surveys include flood risk indicators, and we advise whether a property may need a more detailed flood risk assessment.

The A12 also brings noise and air quality issues, particularly for properties along Maldon Road and in the northern parts of the parish. Sandon still has a rural village feel, but the main road network does shape the liveability of some homes. Our reports can flag these environmental points so you can make a more informed purchase decision. Recent traffic management improvements, including the Sandon Park and Ride facility, have helped, but properties close to the A12 still experience different levels of road noise.

Sandon’s rural setting means agricultural activity can affect property conditions in certain spots too. Homes on the edge of the village may feel the impact of farm operations, including the noise and traffic of agricultural machinery from time to time. We also come across properties in the parish that rely on private water supplies or septic tanks rather than mains water and sewerage, and our surveyors identify and assess those during the inspection.