RICS Level 2 Survey in Ampney Crucis

Our RICS Level 2 survey provides a comprehensive visual inspection of all accessible areas of the property. We examine the walls, roof, floors, doors, and windows, identifying any defects or potential issues that could affect the value or safety of the property. The survey includes an assessment of the property's overall condition, highlighting areas that require immediate attention as well as those that may need future maintenance planning. Our inspectors use the RICS traffic light rating system to clearly indicate the condition of each element, from "satisfactory" to "urgent repair needed," helping you understand exactly what you're purchasing.

In a village like Ampney Crucis where many properties date back centuries, our inspectors pay particular attention to the unique construction methods and materials typical of Cotswold buildings. We check for issues commonly found in older properties, including the condition of Cotswold limestone walls, stone slate roofing, and traditional timber-framed elements. Our team has extensive experience inspecting historic properties such as those along the village main street, around the churchyard, and at Ampney Park, where we frequently identify issues related to the movement of solid wall construction, the condition of traditional lime mortar pointing, and the integrity of historic roof coverings.

The Level 2 survey also includes a market valuation and an insurance reinstatement figure, which proves invaluable for properties in Ampney Crucis where the combination of age, listed status, and unique construction materials can make insurance arrangements more complex. We provide advice on any further specialist investigations that might be recommended, such as for listed buildings or properties with non-standard construction features. For properties in the Conservation Area, we also highlight any implications for future modifications or improvements that may require planning permission.

• Visual inspection of all accessible areas
• Defect identification and analysis
• Market valuation and reinstatement figures
• Advice on specialist investigations
• Energy efficiency considerations
• Compliance with current regulations

Ampney Crucis presents a unique property landscape that demands experienced surveyors familiar with Cotswold construction. The village features numerous properties built from local Cotswold limestone with stone slate roofs, construction methods that differ significantly from standard brick-built homes. Properties such as Ampney Park, dating from the late 1500s, and Nurses Cottage from the 18th century, represent the kind of historic homes that require a surveyor who understands traditional building techniques and the specific maintenance requirements of period properties. Our team has inspected properties throughout the village, from the historic core around the Church of the Holy Rood to the more modern developments on the outskirts.

The proposed development of 660 new homes around Ampney Crucis, which would increase the village by 270%, indicates significant change in the local housing market. This proposed "urban extension" is currently under consultation as part of the Cotswold District Council Local Plan Review and has faced strong local opposition due to concerns about infrastructure and harm to the heritage landscape. Properties in the surrounding area may face issues related to new construction and changing local infrastructure. Our surveyors understand these local dynamics and can identify any issues that might arise from nearby development activity or changes to the village character, including potential impacts on drainage and access.

Many properties in Ampney Crucis fall within the Conservation Area, which brings specific considerations for any future modifications or improvements. The Conservation Area encompasses the historic core of the village, and any alterations to properties within this area may require planning permission from Cotswold District Council. Our survey reports include information about any conservation implications we identify during our inspection, helping you understand not just the current condition of the property but also any constraints that might affect your ownership and any future renovation plans you might have. We note features such as traditional windows, doors, and roofing materials that contribute to the village's character.

The Ampney Brook, a tributary of the River Thames, flows through the village and can present specific considerations for certain properties. While major flooding events are not common, properties located near the watercourse may warrant additional attention during the survey. Our inspectors check for any signs of past water damage, adequate drainage around the property, and the condition of any retaining structures or embankments. Understanding these local environmental factors is part of our comprehensive approach to surveying properties in Ampney Crucis.

• Historic Cotswold stone construction
• Conservation Area restrictions
• Period features and listed status
• Stone slate roofing condition
• Traditional timber elements
• Potential for hidden defects in older properties
• Proximity to Ampney Brook

Properties in Ampney Crucis present specific defect patterns that our experienced surveyors know to look for during every inspection. The prevalence of historic Cotswold stone construction means we frequently identify issues related to mortar joint deterioration, where traditional lime mortar has eroded over time allowing water penetration and potential stone face loss. We also commonly find evidence of previous structural movement in older properties, often manifested as cracking in solid walls that may be historic or may indicate ongoing movement requiring further investigation.

Stone slate roofing is a characteristic feature of properties in Ampney Crucis, but these roofs require ongoing maintenance and can develop specific defects over time. Our inspectors check for slipped or missing slates, deterioration of ridge tiles, and the condition of lead flashings around chimneys and valleys. Many period properties in the village have original roof structures that may have been repaired over the years with non-matching materials, and we document these findings to help you understand the roof's overall condition and remaining lifespan.

Damp penetration is another common issue we identify in properties across the village, particularly in properties with solid walls that lack modern damp-proof courses. Rising damp can affect ground floor walls, while penetrating damp may be evident in walls exposed to prevailing winds or where pointing has deteriorated. Our survey reports identify the likely cause of any dampness found and recommend appropriate remediation measures that are sympathetic to the historic nature of the property.

We also frequently find outdated electrical installations in period properties that may not meet current safety standards. Many older homes in Ampney Crucis will have had their electrical systems partially upgraded over the years, resulting in a mix of old and new wiring that can present safety concerns. Our survey includes a visual check of the electrical consumer unit and visible wiring, and we recommend a qualified electrician's inspection if we identify any potential concerns.