RICS Level 2 Survey in Tattershall Thorpe

Our RICS Level 2 Survey gives a close look at the property’s visible condition, picking out any notable defects or issues that could affect value or mean expensive repairs later on. We inspect all accessible areas, including the roof, walls, floors, windows, doors and key fixtures. The report follows RICS standards and uses a traffic light rating system, so it is easy to see which parts need prompt attention and which are in decent shape. That style of visual inspection suits conventional homes up to around 50 years old that are in reasonable condition.

Down in Tattershall Thorpe, we pay close attention to the building methods that are common across Lincolnshire. Many homes here have traditional red brick walls with pantile or slate roofs, and we know how those materials behave in the local climate. Dampness is another point we look for, especially with the River Witham nearby and areas that can be affected by surface water flooding. Our team has surveyed hundreds of properties in the surrounding area, so we know what to look for in these traditional construction types and can spot problems that less experienced surveyors may miss.

Subsidence risk is part of the inspection too, which matters here because the underlying geology includes shrink-swell clay deposits. We examine foundations, external walls and structural elements for movement or cracking that might point to foundation problems. Rainwater goods and drainage also get a close look, which is important given the seasonal weather in Lincolnshire. Heavy winter rainfall and dry summers can put drainage systems under real strain, so we check that water is being led away from the property properly.

We also look at the property’s services, including visible electrical work, plumbing and heating systems. We do not test them, but we do note their visible condition and any obvious defects or signs of concern. That might mean outdated electrical wiring that no longer meets current regulations, or plumbing connections showing wear. You can then take those points to qualified specialists before you complete the purchase.

• Visual inspection of all accessible areas
• Damp and moisture assessment
• Roof condition and covering
• Wall structure and pointing
• Window and door operation
• Electrical and plumbing visible condition
• Boundary and grounds assessment

Homes in Tattershall Thorpe and the wider Lincolnshire area tell the story of the region’s building history, with traditional construction methods that are quite different from modern properties. Most homes here were built with solid brick walls, especially those dating from before the 1930s, and those need a different set of assessment criteria to the cavity wall construction seen in newer houses. Knowing how these older methods work is key, because solid walls are more prone to damp penetration and often have less thermal efficiency than modern builds.

Many properties in the area use pantile or slate roofing, both of which were popular in Lincolnshire because they were durable and easy to source. Properly maintained, these traditional roof coverings can last for decades, but they still need regular checks for slipped tiles, damaged flashing or deteriorated felt underneath. Our surveyors know exactly what to look for with these roof types, including signs of old leakage that may have damaged timber rafters or ceiling joists. We also inspect ridge tiles and verges, which can be vulnerable to wind damage in exposed spots.

The geology beneath Tattershall Thorpe has a big influence on how houses were built and the problems they may later face. The area sits on superficial deposits of alluvium, sand and gravel, with bedrock of mudstone and limestone underneath. That creates a moderate to high shrink-swell clay risk in parts of the area, which can affect foundations, especially in older properties with shallower footings. We carefully check walls for cracking or movement that could point to clay-related foundation issues, and anything of concern is flagged in the report.

We also keep an eye on any modifications or extensions added over the years. Plenty of homes in the area have been altered or extended to suit changing needs, and if those additions were not properly built or tied into the original structure, problems can follow. We check the junctions between extensions and the main house, along with any signs of structural movement or deterioration in those areas.

From surveying properties across Lincolnshire, we see a few recurring problems in Tattershall Thorpe. Damp is one of the main ones, especially rising damp in older homes with solid walls where damp proof courses may have failed or been breached over time. Penetrating damp from defective rainwater goods or porous brickwork also crops up often, particularly after wet Lincolnshire winters. We use moisture meters to check damp levels and can identify where water is getting into the structure, which, if left untreated, can lead to timber decay and structural damage.

Roof defects come up regularly during our surveys, with slipped tiles, damaged flashing and deteriorated felt being common findings in properties over 50 years old. Because pantile and slate roofing is so widespread in the area, our inspectors know exactly what to check for when assessing these traditional coverings. We also look for signs of past or current leakage that may have damaged timber rafters or ceiling joists. In some homes, roof insulation has been fitted badly or is below current standards, and we note that in the report.

Electrical issues are another important finding, especially in pre-1980s properties where older wiring may still be in place. Rubber or lead-sheathed cables that do not meet current safety standards do still appear from time to time, and our survey highlights these as priority recommendations. We also check the consumer unit and visible wiring for any safety concerns that need attention from a qualified electrician. Electrical safety matters, and any wiring that does not meet current regulations should be upgraded by a registered electrician before you move in.

In Tattershall Thorpe, foundation and subsidence concerns are particularly relevant because of the local geology. Shrink-swell clay deposits can make foundations move as the clay expands and contracts with moisture changes, leading to cracking in walls and structural movement. We inspect all external walls for cracks, with special attention on diagonal cracks that may point to foundation movement. We also look for signs of earlier repair work that could suggest ongoing foundation issues.