RICS Level 2 Survey in Wellington TA21

A RICS Level 2 Survey, also called a Homebuyer Survey, gives a detailed look at the property’s visible and accessible parts. Our chartered surveyors check the building’s structural condition from foundation to roof, picking up defects that could hit value or lead to costly repairs. In Wellington TA21, where a sizeable share of homes dates from the Victorian and Edwardian periods, we keep a close eye on familiar problems such as worn slate roofs, ageing leadwork, and the state of original timber windows and doors. We recently inspected a Victorian terrace on Bampton Street and found serious slate tile degradation and compromised lead flashing around the chimney stack, faults that would have cost thousands to put right if they had gone unnoticed.

Walls, floors, ceilings, roofs, foundations, all of the main elements are covered. We inspect joinery, look at the condition of damp-proof courses, and judge how well the ventilation is working. In Wellington's conservation area, our surveyors are used to spotting concerns linked to the special character of these historic buildings, including traditional lime mortar pointing, stonework repairs, and any alterations that may need Listed Building Consent. Around the town centre, properties often have construction details that need a careful hand, from decorative render finishes to original sash windows that are better repaired by a specialist than replaced.

One of the real advantages of a RICS Level 2 Survey is that it includes a market valuation and an insurance reinstatement figure. Using current Wellington TA21 property data, recent sales from the local area, and our knowledge of the market, we provide an independent valuation so you can judge whether the asking price matches the property’s true market value. That can be especially useful in price negotiations, particularly where major defects are found and remedial work is likely. We also give an insurance reinstatement figure, which your mortgage lender will need for buildings insurance, worked out using current building costs in the Wellington area.

• Structural walls and foundations
• Roof covering and structure
• Damp and moisture assessment
• Timber condition and rot
• Electrical and plumbing overview
• Windows, doors, and joinery
• External finishes and drainage
• Market valuation

Property owners in Wellington TA21 face a specific set of geological issues. Beneath the area sits Mercia Mudstone, which is mostly clay and carries a moderate to high shrink-swell potential. As a result, homes can be prone to subsidence or heave, especially in dry summers or where mature trees stand close to the foundations. We inspect walls, floors, and window openings for signs of movement, including cracks that could point to foundation problems. Houses with large trees nearby, especially those with invasive root systems, get extra attention. We recently identified serious foundation movement at a property on the outskirts of Wellington, where a row of mature Leylandii had spread roots beneath the building’s foundations and caused visible cracking to the external walls.

Damp is one of the most common problems we come across in Wellington TA21 properties. Older stone-built homes in the town centre and surrounding areas often suffer from rising damp, especially where damp-proof courses are missing, damaged, or bridged. Penetrating damp can affect houses with damaged roof coverings, deteriorated leadwork, or blocked gutters. Because rainfall patterns matter here, we look closely at flat roofs, parapet walls, and any area where water may get into the building envelope. Solid walls, common in pre-1919 construction, are also prone to condensation issues when ventilation is poor. We recently surveyed a solid-walled Victorian cottage in the conservation area where rising damp had bridged the damp-proof course after external ground levels were raised over the years, a familiar issue in Wellington's older homes.

Roof condition needs careful checking across Wellington TA21. Many older houses still have original slate roofs, and some of those have reached the end of their serviceable life or have damaged tiles. Leadwork around chimneys, valleys, and flat roof details often deteriorates over time and allows water ingress. In the conservation area, we note any roof alterations that may need approval from the local planning authority. Newer homes built by Bovis Homes, Bloor Homes, and Barratt Homes usually have modern concrete tile roofs, which need less maintenance but still benefit from inspection for manufacturing or installation defects. Even at Longforth Farm, we have found roof tile spacing issues and ridge tile mortar degradation within just a few years of construction.

• Subsidence and heave from clay soil
• Rising and penetrating damp
• Roof deterioration and leadwork
• Timber decay and woodworm
• Outdated electrical systems
• Chimney stack defects
• Drainage and guttering issues
• Structural movement cracks