RICS Level 2 Survey in Willingham

Willingham's property market has been busy in recent years, with new developments adding modern homes to the village while substantial period properties still make up a large share of the local stock. Our inspectors regularly look at everything from 17th-century timber-framed cottages to newly built houses on schemes such as Mereside Green and Belsar Grange. That mix means every survey needs a close read of the construction methods and the defects that go with that type of property. Shared Ownership has grown quickly here too, so the village has become a popular choice for first-time buyers who may be less familiar with condition issues.

Several local factors shape the way we assess properties in Willingham. The village's closeness to the River Great Ouse means some spots carry flood risk, especially around Long Lane where surface water flooding can happen. Older homes were often built in traditional materials, including rendered timber frame, red brick, and gault brick, with roofs finished in clay pan-tiles, clay peg tiles, slate, or, in some cases, thatch. Those materials need specialist knowledge. Clay deposits under this part of Cambridgeshire can also trigger ground movement, so our surveyors keep a sharp eye out for subsidence or movement in the foundations.

The Willingham Conservation Area covers Church Street and parts of George Street, High Street, and Green Street, and it protects a number of historic buildings, including the Grade I listed Church of St Mary and All the Saints and the Grade II* listed Cattell's Mill. If a purchase falls inside the Conservation Area, or involves a listed building, our surveyors can flag issues with historic fabric, earlier alterations, or the need for listed building consent that may affect renovation plans. Houses on Berrycroft Road, Silver Street, and St Ives Lane often sit within, or close to, that boundary.

Willingham has three active new-build schemes, and each comes with its own points to check. Mereside Green and Belsar Grange, both delivered by Homemade Homes, offer 2, 3, and 4-bedroom homes through Shared Ownership. The Over Road development by Accent Group in partnership with Snowdon Homes includes Shared Ownership and Affordable Rent homes, with completion expected in late 2025 to early 2026. Newer homes usually bring fewer concerns than older ones, but our Level 2 surveys still pick up snagging items, test build quality against regulations, and check the property matches the agreed specification.

• Flood risk from River Great Ouse
• Period property construction defects
• Conservation Area restrictions
• Listed building considerations
• Modern new-build defects
• Drainage and subsidence assessment

From surveying homes in Willingham and the surrounding Cambridgeshire villages, our inspectors keep seeing the same problems crop up. Damp is especially common in period properties built with rendered timber frame, where moisture can work through the render or affect timber elements. Rising damp appears in many older homes, while penetrating damp can turn up where roof coverings are damaged or brickwork has failed, especially in the wet winter months that Cambridgeshire sees so often. Properties on streets like George Street and High Street, with solid walls, are also prone to condensation, particularly when ventilation is poor.

Roof condition needs careful checking here because Willingham has such a spread of roofing materials. Thatched roofs need specialist inspection for wear and possible pest activity. The thatched cottages along Church Street and the surrounding roads need extra attention, as thatch wears down over time and can harbour woodworm or other pests. Clay tiles, whether pan-tiles or peg tiles, can slip or crack over time and let water in. Where we can access them safely, our surveyors inspect the roof space for leaks, poor ventilation, and timber condition. Slate roofs, which are common on some Victorian and Edwardian houses, may have slipped or damaged slates that need work.

Older wiring and plumbing often show up as concerns in homes built before modern standards. Many period properties in Willingham still have original wiring that may fall short of current regulations, which can create safety concerns and cause problems for insurance and mortgage providers. Fuse boards that have not been updated in decades are a particular worry. Older plumbing systems with lead or galvanised steel pipes may also need replacement. Our Level 2 surveys flag these issues and recommend follow-up from qualified electricians and plumbers. DIY renovations can leave behind electrical work that does not comply with current regulations too.

Properties in flood-risk parts of Willingham, especially those near the River Great Ouse or in places like Long Lane where surface water flooding can happen, get a specific check on flood resilience. Our surveyors look for damp-proof courses, flood barriers, and the ground-floor level compared with neighbouring homes. In medium-risk flood areas, properties have approximately a 1% to 3.3% chance of flooding each year, even where flood defences are already in place. We check whether flood resilience measures are suitable and whether the property's elevation gives reasonable protection.

Getting the local construction methods right matters if we are to assess a Willingham property properly. The village's housing stock reflects its agricultural past and its position close to the fens. Many historic properties were built in rendered timber frame construction, where the structural frame is visible internally and the external walls are infilled with lath and plaster or later brick nogging. That type of construction is especially prone to damp and timber decay if the render fails or ventilation is poor. Our surveyors know to inspect the render coats carefully, especially on north-facing walls where moisture exposure is highest.

The 19th century brought major rebuilding in Willingham after the Swing Riots, and many homes were reconstructed in locally produced gault brick. This pale-yellow brick came from the gault clay found in the area and became the main building material for more substantial Victorian and Edwardian houses. Properties on Church Street and within the Conservation Area often show gault brick with decorative detailing. Some strong examples of Gothic Revival architecture use finer water-moulded red brick, which adds to the village's architectural character. Our surveyors check brickwork for frost damage, salt efflorescence, and movement that may point to foundation problems.

Roof coverings in Willingham vary with the age and style of the house. Traditional homes often have clay pan-tiles or peg tiles, and a few older cottages still keep their original thatched roofs. Thatch needs particular care during inspection because deterioration can be hidden underneath, and it is vulnerable to fire and pest infestation. Victorian and Edwardian properties often have slate roofs, while some modern extensions use corrugated tin. Each material has its own characteristic defects, and our surveyors are used to spotting the faults that go with each one.