RICS Level 2 Survey in Ashbury

Our RICS Level 2 Home Survey, formerly known as the Homebuyer Survey, provides a comprehensive inspection of the property condition tailored to properties in the Ashbury area. We examine all accessible areas of the home, including the roof, walls, windows, doors, plumbing, electrical systems, and damp levels. The survey is specifically designed for properties in reasonable condition and built after 1850, which covers the majority of homes in the Ashbury and Vale of White Horse district. Our surveyors use thermal imaging equipment where appropriate to identify areas of heat loss or moisture penetration that might not be visible to the naked eye.

In Ashbury, many properties feature traditional Cotswold stone construction, which requires specific knowledge to assess properly. Our surveyors check for issues common to these older buildings, including mortar deterioration in stonework, damp penetration through solid walls, and the condition of traditional roofing materials. We also examine any modern modifications or extensions that may have been added to period properties, ensuring they meet current building regulations and have been properly installed. Many properties in the area are listed buildings or within conservation areas, requiring our surveyors to understand heritage considerations alongside standard building defects.

The RICS Level 2 survey includes a market valuation and rebuild cost assessment, which is particularly valuable in the Ashbury market where property values have shown fluctuation. With prices in Oxfordshire showing changes of around 3.4% year-on-year, having an accurate property valuation as part of your survey provides essential financial context for your purchase. We also flag any urgent issues that may require immediate attention, giving you leverage in price negotiations with sellers. Our valuation uses current market data specific to the SN6 area, ensuring accuracy rather than relying on national averages that may not reflect local conditions.

We also assess the specific risks associated with properties in this area. The local geology in the Vale of White Horse includes clay deposits that can cause shrink-swell movement affecting foundations, particularly in older properties with shallow footings. Our surveyors know to look for signs of subsidence, cracking, or movement that may indicate underlying ground conditions. With many properties featuring thatched roofs or traditional slate, we pay particular attention to roof condition, thatch depth, and the integrity of flashing and parapet walls.

• Roof and chimney condition assessment
• Walls, floors, and ceilings inspection
• Damp and timber decay testing
• Electrical and plumbing overview
• Windows and doors condition check
• Market valuation and rebuild cost

Properties in Ashbury present several common defects that our surveyors are trained to identify. Given the age of much of the housing stock in the village, damp penetration is frequently encountered, particularly in solid-walled Cotswold stone properties where traditional lime mortar has deteriorated over time. We check for both rising damp and penetrating damp, examining external wall renders, internal plaster finishes, and the condition of damp-proof courses (or their absence in older properties). Condensation is also common in period properties that have had modern double-glazing installed without adequate ventilation.

Roof defects are another significant finding in Ashbury surveys. Many properties feature traditional slate or clay tile roofs, some over 100 years old, where slipped tiles, degraded ridge pointing, and corroded lead flashing can allow water ingress. We inspect for signs of previous repairs, checking whether appropriate materials were used. For properties with thatched roofs, we assess the thatch depth, presence of moss or vegetation, and the condition of the underlying sarking boards. Thatched roofs require specialist knowledge, and we will recommend a specialist inspection if concerns are identified.

Electrical and plumbing issues are commonly found in older Ashbury properties that have not been fully modernised. We examine the consumer unit (fuseboard), wiring condition, and the presence of earthing and bonding. Many period cottages still have original cast iron plumbing or galvanised water pipes that may be nearing the end of their service life. We note the type of heating system, its condition, and whether any gas installations meet current regulations. Our report will highlight any electrical work that does not comply with Part P of the Building Regulations.

Structural movement and subsidence are concerns in the Ashbury area due to the underlying clay geology. We carefully examine walls for cracks, checking whether they are hairline fractures typical of settlement or more significant diagonal cracks that may indicate structural issues. We look for signs of previous movement, such as doors and windows that stick or have been adjusted over time. In properties with shallow foundations (common in older buildings), clay shrinkage during dry periods can cause movement. If we identify concerns, we'll recommend further investigation by a structural engineer.

The Ashbury property market has shown resilience with prices in the Vale of White Horse increasing by 6.2% in the year to December 2025, despite broader Oxfordshire trends showing slight declines. With semi-detached properties rising by 7.6% and flats by 2.5%, the market remains active with 70 properties currently available for sale in the SN6 area. However, with the average property representing a significant investment, a professional survey protects your financial interests. The cost of a survey is minimal compared to the potential cost of discovering major defects after completion.

Properties in Ashbury often feature characteristics that require expert assessment. The local geology, which includes clay deposits in the Vale of White Horse, creates potential shrink-swell risks affecting foundations, particularly in older properties with shallow footings. Our surveyors know to check for signs of subsidence, cracking, or movement that may indicate underlying ground conditions. We also assess the condition of traditional features like thatched roofs, stone walls, and period windows that add character but may require ongoing maintenance. The presence of The Ridgeway footpath and the North Wessex Downs means many properties enjoy stunning views but may also be subject to conservation requirements.

The village of Ashbury sits within the North Wessex Downs Area of Outstanding Natural Beauty, meaning many properties benefit from stunning countryside views but may also be subject to conservation requirements. Properties in these locations often have unique construction methods using local materials, and our surveyors understand how to evaluate the condition of historic buildings while respecting their heritage value. Buying in a conservation area means restrictions on alterations, and our survey can highlight any listed building status or planning constraints that may affect your intended use of the property.

New developments in the surrounding area, such as those in nearby Shrivenham at Bingham Turner Way, offer modern properties that may have different defect profiles. Even new-build homes can have issues, and a RICS Level 2 survey provides that your investment is sound. We check for defects common to newer construction, including issues with build quality, snagging items, and ensuring all installations meet current building regulations. Whether you are purchasing a detached cottage, a barn conversion, or a modern home, our RICS Level 2 survey provides the information you need.

• Protection for your property investment
• Identification of hidden defects
• Negotiation leverage with sellers
• Accurate market valuation
• Heritage property expertise
• New build defect assessment