RICS Level 2 Survey in Ambrosden

Our RICS Level 2 Survey provides a comprehensive inspection of the property's accessible areas, examining the condition of the roof, walls, floors, windows, doors, and key structural elements. We assess both the interior and exterior of the building, looking for signs of defects such as dampness, timber decay, structural movement, or issues with the construction. The survey includes an evaluation of the property's services, including electrics, plumbing, and heating, identifying any areas that may require attention from specialists.

In Ambrosden, where many properties date from the 1950s MoD housing developments and newer housing from developers like Mulberry Homes and L&Q Estates, our surveyors pay particular attention to common issues affecting properties of varying ages. For older properties, this includes checking for dampness in solid walls, assessing the condition of original windows and insulation, and identifying any potential asbestos-containing materials. For newerbuild properties, we examine the quality of construction, fittings, and and any signs of issues that may have emerged since the property was completed.

The resulting report uses the RICS traffic light system to clearly indicate the condition of each element, with red indicating serious issues requiring urgent attention, amber for defects requiring future repair, and green for satisfactory condition. This clear, visual format helps you quickly understand which areas need the most attention, whether you are negotiating repairs with the seller or planning remedial work after completion.

• Roof structure and covering
• Walls, chimneys, and damp-proof course
• Floors, stairs, and joinery
• Windows and doors
• Bathrooms and kitchens
• Services (electricity, gas, water)
• Outbuildings and boundaries

Ambrosden presents a diverse mix of property types that benefit from professional survey inspection. The village grew significantly in the 1950s when the Ministry of Defence constructed approximately 200 houses to accommodate personnel stationed at St. George's Barracks in nearby Arncott. These post-war properties, while solidly constructed with brick and tile, now approach 70-75 years of age and exhibit typical issues associated with properties of this era, including original wiring that may not meet current regulations, potential dampness in solid walls lacking cavity construction, and roofs approaching the end of their expected lifespan.

More recent development activity in Ambrosden has been substantial, with planning permission granted for up to 55 new homes from L&Q Estates on land south of Blackthorn Road and a further 75 homes from Mulberry Homes on land off Blackthorn Road. The nearby Graven Hill development in Bicester, falling within the Ambrosden postcode district, offers newbuild properties ranging from £375,000 to £755,000. While these newer properties may appear to require less scrutiny, even newbuild homes can contain defects that only a professional survey will identify. Our surveyors are experienced in assessing both traditional and modern construction methods, including the stone-facing specifications used by Mulberry Homes on 50% of their new dwellings.

The local geography also presents specific considerations for property buyers. Ambrosden is bounded by the River Ray to the south and its tributary the River Bure to the west, indicating potential flood risk that should be understood before purchasing. Additionally, properties built before 1900 may incur a 20-40% premium on survey costs due to the increased complexity of inspecting older construction, while properties from 1900-1950 typically see a 10-20% increase. Understanding these factors helps you budget appropriately for your survey and ensures the inspection is tailored to the specific property type.

Our surveyors regularly identify several recurring defect patterns when inspecting properties in the Ambrosden area. The 1950s MoD housing stock, while generally well-built, commonly exhibits signs of wear that reflect their age, including deteriorating roof tiles, worn ridge mortar, and original timber windows showing rot or decay. These properties were constructed before modern building regulations, meaning some may lack adequate cavity wall insulation or have solid brick walls prone to penetrating damp, particularly on north-facing elevations where weathering is most severe.

We frequently find outdated electrical installations in properties built before the 1970s, with residual current device (RCD) protection often missing from consumer units. Original lead water pipes or galvanized steel supply pipes remain common in older properties and may require replacement. Additionally, asbestos-containing materials were used extensively in buildings constructed before 1980, and our surveyors are trained to identify potential ACMs in locations such as garage roofs, boiler compartments, and external timber panelling.

For newerbuild properties on developments like Graven Hill and the Blackthorn Road sites, we commonly identify defects related to construction tolerances and finishing quality. These can include inadequate seals around windows and doors, insufficient ventilation in roof spaces leading to condensation, and minor structural movement in newly built properties as they settle. While these issues are typically less severe than those found in older properties, they still require documentation so buyers can invoke warranty protections or request corrections from developers.