RICS Level 2 Survey in Melksham SN12

SN12 brings together a wide spread of homes, from neat historic cottages to modern new-builds, and each type tends to bring its own quirks. Melksham’s long history means plenty of properties are over 50 years old, with some going back to the 17th century. That gives character, of course, but it can also hide tired wiring, roof problems, or rising damp that an untrained eye might miss. A Level 2 survey is aimed at exactly those common issues in properties of this age, so you know what is really on offer.

Set beside the River Avon and the Kennet and Avon Canal, the town is undeniably attractive, though lower-lying streets can mean extra thought around flood risk and ground conditions. Our surveyors look at every accessible part of the property, including the roof space, basement or cellar, and external walls, so we can build up a clear view of anything that needs attention. In or near conservation areas, which Melksham certainly has thanks to its historic architecture, the condition of period features and any restoration requirements matters even more.

With semi-detached homes averaging around £310,000 and terraced houses at approximately £246,000 in the current market, a Level 2 survey is very good value. The cost is only a fraction of the purchase price, yet it gives you the detail needed to make a sound decision or ask for a price reduction if defects are uncovered. And with 398 properties changing hands in SN12 over the past year, the market is active, so having a full survey report can strengthen your hand with sellers.

• Identify hidden structural issues
• Assess condition of roof and plumbing
• Flag damp or timber problems
• Evaluate electrical safety
• Provide negotiation leverage for your purchase

Across SN12, construction styles vary in a way that reflects the area’s long past. Around Melksham town centre, the 17th-century manor houses and old cottages were usually built with local stone and traditional brickwork, often with solid walls rather than the cavity wall construction used in newer homes. Those solid walls can deal well with summer heat, but if they are not properly maintained they can admit moisture, which is exactly the sort of thing our surveyors check for on period properties.

The newer developments, especially those off Semington Road, use current methods such as cavity wall insulation, modern roofing systems and energy-saving features like solar panels. They may appear to need less attention, yet our experience shows that even new builds can come with defects, from poorly fitted insulation to problems with windows and doors. We inspect every property with the same care, whatever its age or build type.

Traditional timber-framed construction is still common in Melksham, particularly in the older cottages that give the town so much of its character. The condition of the timber is vital, because woodworm, rot or structural movement can have a real effect on both safety and value. Our chartered surveyors are trained to spot timber decay that may be concealed under decorations or floor coverings, giving you a fuller view of the structure.

In SN12, our surveyors regularly come across a familiar set of issues during Level 2 inspections. The older housing stock, including the many 17th-century manor houses and cottages noted in local history, often shows its age in the infrastructure. Outdated electrical wiring that no longer meets current regulations is a common finding, as are old plumbing systems that may be nearing the end of their life. Roofs also crop up often, with missing or damaged tiles, worn flashings and poor insulation all appearing in reports for period properties.

Damp is another recurring problem in Melksham’s older homes. It can come from rising damp, penetrating damp caused by damaged gutters or brickwork, or condensation where ventilation is poor. Left alone, it can create structural damage and health concerns. Our surveyors know how to identify damp, work out the likely source, and suggest the right remedy. In buildings with solid walls, which are common in older properties, a lack of insulation is often noted too, since it affects comfort and energy efficiency.

Because Melksham has both the Kennet and Avon Canal and the River Avon, some properties in certain spots will need a closer look at water exposure and possible flood risk. SN12 is not uniformly affected, but homes near watercourses should be checked carefully for signs of water damage or damp linked to that location. Our surveyors pay close attention to basement areas, cellars and ground-floor rooms in these places, looking for evidence of past flooding or ongoing moisture that might point to waterproofing or other remedial work.

We also see properties in Melksham, especially those converted from commercial premises or extended over the years, where structural changes were not always carried out properly. Load-bearing walls removed without suitable support, dormer extensions fitted badly, or conservatories built on inadequate foundations are all things our surveyors encounter. Fixing these problems can be costly, and they can affect the structure itself, so it is best to identify them before you go any further.