RICS Level 2 Survey in Ashton Keynes

Our RICS Level 2 surveys provide a comprehensive inspection of the property's condition, focusing on all major accessible areas including the roof, walls, floors, doors, windows, and dampness. The survey includes an assessment of the property's services such as plumbing, heating, and electrics, giving you a complete picture of what you are buying. We examine both the interior and exterior of the property, looking for signs of wear, damage, or potential problems that might require attention. Our inspectors will lift accessible covers, check behind furniture where possible, and use moisture meters to identify hidden damp issues that might not be visible to the untrained eye.

In Ashton Keynes, where many properties are older and may have traditional construction methods, our inspectors pay particular attention to common issues found in period properties. This includes checking for damp penetration, examining the condition of older roofs, and assessing whether any structural movement has occurred over time. The Level 2 survey is specifically designed for properties in reasonable condition, giving you the confidence to proceed with your purchase or renegotiate based on our findings. We have found that many properties in this area, particularly those built before 1960, can have hidden defects that only an experienced eye will spot.

Our surveyors use their local knowledge of the Ashton Keynes area to identify issues that might be particular to this part of Wiltshire. Properties near the River Thames and Cotswold Water Park may have different considerations flood risk and ground conditions, and our inspectors take these local factors into account during their assessment. We provide a clear, easy-to-understand report that highlights any areas of concern and recommends appropriate next steps. When we inspect a property near the river, we pay particular attention to the flood risk assessment and will advise if a more detailed flood search is warranted.

The RICS Level 2 survey follows a strict methodology that ensures consistency across all inspections. We assign condition ratings to each element of the property, from "good" to "urgent repair needed," allowing you to quickly identify the most serious issues. The report also includes an overall opinion on the property's condition and advice on any legal issues that may affect your purchase. This systematic approach means you receive a report that is both comprehensive and easy to understand, with clear photographs and descriptions of any defects found during the inspection.

Our inspectors have identified several recurring issues when surveying properties in Ashton Keynes that buyers should be aware of before purchasing. Damp penetration is one of the most common problems we encounter, particularly in older properties with solid walls rather than modern cavity wall construction. The clay-based soils common in parts of Wiltshire can contribute to moisture rising through brickwork, especially if the property lacks adequate damp proofing or if existing damp courses have failed over time. We use professional moisture meters to assess the extent of any damp issues and provide recommendations for remediation.

Roof condition is another significant area of concern in this area, particularly for older properties that may have original roofing materials. Some properties in Ashton Keynes feature traditional thatched roofs, which require specialist assessment and ongoing maintenance. Others have slate or clay tile roofs that may be showing signs of age, with slipped tiles, damaged ridges, or deteriorating pointing. Our surveyors carefully inspect roof spaces where accessible, checking for signs of leakage, rot in timber structures, and inadequate insulation that could affect the property's energy efficiency.

Given the proximity of many properties to the River Thames, we also pay close attention to potential flood risk and ground conditions. While Ashton Keynes is not in a high-risk flood zone, properties in low-lying areas near the river may be susceptible to surface water flooding during periods of heavy rainfall. We assess the property's drainage systems, including gutters, downpipes, and any soakaways, to ensure they are functioning correctly. We also look for signs of past flooding or water damage that might indicate ongoing issues.

Outdated electrical installations are frequently found in properties that have not been updated for several years. We inspect the condition of the consumer unit, wiring, sockets, and switches, flagging any installations that do not meet current safety standards. Similarly, older heating systems and plumbing can present issues, with corroded pipes, outdated boiler installations, and inadequate hot water systems all common findings in our Ashton Keynes surveys. We recommend a qualified electrician or gas engineer inspect any installations we flag as requiring attention.

The housing stock in Ashton Keynes reflects its character as a traditional Wiltshire village. Detached properties dominate the local market, with median prices around £775,000, making up a significant portion of sales in the area. These family homes often feature generous gardens and parking, appealing to buyers seeking space in a rural setting. Many of these properties were built during the 20th century expansion of the village, with construction styles ranging from traditional brick to more modern methods.

Semi-detached properties in the village typically sell for around £330,000, offering a more affordable entry point to the Ashton Keynes property market. These properties often date from the mid-20th century and may have original features that require careful assessment during the survey. Terraced properties, with median prices of approximately £271,000, provide options for first-time buyers and those looking to downsize. The village also has some flats available, though these represent a smaller portion of the market, with limited recent sales data indicating values around £77,500.

Many properties in Ashton Keynes were built using traditional construction methods typical of the Cotswolds region, including stone walls, thatched roofs on some older properties, and solid brickwork. Our surveyors are experienced in assessing these traditional buildings, understanding the specific issues that can affect properties of this age and construction type. We look for signs of movement in older walls, check the condition of traditional roofing materials, and assess any alterations that may have been made over the years. Properties with solid walls require different considerations to modern cavity-wall construction, particularly regarding thermal efficiency and damp resistance.

The geology of the wider Wiltshire area, which includes clay soils in certain locations, can affect properties in Ashton Keynes. Clay soils are prone to shrink-swell movement during periods of wet and dry weather, which can cause subsidence or movement in foundations. Our surveyors are trained to look for signs of this type of movement, including cracking in walls, doors that stick, and uneven floors. While there is no specific mining history in Ashton Keynes itself, we always check for any signs of ground instability that might affect the property's long-term structural integrity.

When buying a property in Ashton Keynes, there are several local factors that our surveyors take into account during the inspection process. The village's location near the River Thames means that flood risk is one consideration, particularly for properties in low-lying areas or those with gardens that extend toward the river. While the risk is not considered high, we always assess the property's vulnerability to flooding and will advise if a detailed flood risk report is recommended based on our findings.

The Cotswold Water Park nearby also creates specific considerations for property owners, particularly regarding drainage and the potential for groundwater issues in some areas. Properties within or adjacent to the water park may have different considerations than those in the village centre, and our surveyors adjust their assessment accordingly. We look at how the property handles surface water, checking gutters, drains, and the overall slope of the land around the property.

As an established village with a mix of old and newer properties, Ashton Keynes has seen various phases of development over the years. This means that the housing stock is diverse, ranging from historic properties that may be listed or in conservation areas to more modern developments from the latter part of the 20th century. Our surveyors understand this diversity and approach each property with the specific knowledge required to identify defects common to its construction period and style. We have surveyed properties across all parts of the village, from the historic core around the church to the newer developments that have expanded the village in recent decades.