RICS Level 2 Survey in Aston, Cote, Shifford and Chimney

Properties in Aston, Cote, Shifford and Chimney present unique challenges that a standard mortgage valuation simply will not identify. The area's location on the River Thames flood plain means many homes have historically experienced flooding, with devastating events in 2007 affecting Aston Village Centre, Ham Lane, West End, The Square, and Bampton Road. Our surveyors specifically assess flood risk indicators, including the condition of drains, the elevation of doorways, and evidence of past water damage that may not be visible to the untrained eye. The Great Brook surcharged in July 2007, flooding agricultural land and properties in Bull Street and Bull Lane, with water rising through traditionally constructed porous floors in older properties - a pattern our surveyors know to look for in properties throughout the parish.

The parish contains numerous listed buildings and properties constructed using traditional methods that differ significantly from modern builds. Many older houses were built with Cotswold stone walls and originally roofed with Stonesfield slate, while the local brickworks established after the 1855 enclosure produced the distinctive red Aston brick seen in properties like Aston House (built around 1744). These traditional construction methods require an experienced eye to assess properly, and our RICS Level 2 survey provides exactly that level of expertise. We check for issues specific to lime mortar pointing (rather than modern cement), which can fail if incorrectly repointed, and we assess the condition of original timber frame elements that may be hidden within stone-walled properties.

Additionally, the underlying geology of gravel terraces in this area creates specific considerations for property condition. While the well-drained land reduces some risks, the proximity to watercourses and historical flooding means our surveyors pay close attention to potential moisture ingress, the condition of cellars or underfloor spaces, and any signs of subsidence or movement that might be exacerbated by the local soil conditions. The Parish Community Emergency Plan identifies flooding as the major risk throughout the parish, which tells us that any buyer in this area needs to understand exactly what they're taking on.

Our surveys are particularly valuable given the age of the housing stock in this parish. With many properties dating from the 17th and 18th centuries, and a significant proportion built before 1945, the likelihood of encountering defects related to aging materials, outdated electrical systems, and historic construction methods is high. We provide the detailed assessment you need to make an informed decision about your purchase.

• Flood risk assessment included
• Traditional construction expertise
• Listed building knowledge
• Drainage and damp inspection
• Roof and chimney condition check
• Electrical and plumbing visible areas

The housing stock in Aston, Cote, Shifford and Chimney reflects the area's rich architectural history, with properties ranging from 17th and 18th-century farmhouses to Victorian brick homes and more recent developments. Understanding these different construction methods is essential for identifying potential defects, and our surveyors bring this local knowledge to every inspection they conduct. The parish contains numerous listed buildings including Grade II listed Aston House, Grade II* Cote Baptist Church, Barn Approximately 10 Metres East of Cote Farmhouse, Cote Farmhouse, Cote Cottage, Church of St James, Church of St Mary, and Chimney Farm Cottages, all of which require specific expertise to assess properly.

Many properties in the four villages were originally constructed using Cotswold stone, which provides excellent character but requires specific maintenance considerations. The stones were traditionally laid with lime mortar rather than cement, meaning that improper repairs can cause significant moisture retention problems. Our surveyors examine pointing, wall ties, and any signs of structural movement that might indicate issues with the stonework. We also check for evidence of previous remedial work that may have used inappropriate modern materials, which can actually accelerate deterioration in traditional stone walls.

The Victorian and Edwardian properties in the area, built using the distinctive red Aston brick from the local brickworks established after the 1855 enclosure, present their own considerations. These properties often feature chimneys made of ashlar stone or brick (brick became the dominant material in the late nineteenth century), and our surveys include detailed assessments of chimney stacks, which are a common source of problems in older properties. We also check for signs of rising damp, which can be particularly problematic in brick-built properties with solid walls and no damp proof course.

The presence of traditionally constructed porous floors throughout the parish is a particular concern that our surveyors address. These floors, typically found in properties built before the widespread use of modern damp proof membranes, allow water to rise through them during flood events - a phenomenon observed during the 2007 floods when water rose through porous floors in the Bull Street and Church Lane areas. We examine skirting boards for tide marks, walls for damp patches, and timber elements for rot or insect damage that may indicate past water ingress.

• Cotswold stone walls (traditional lime mortar)
• Victorian brick construction
• Pre-1900 solid wall properties
• Traditional porous floors
• Stone and brick chimneys
• Original timber frame elements

The RICS Level 2 Homebuyers Survey is designed to identify defects that are serious or urgent, as well as issues that might affect the value of the property. In a rural parish like Aston, Cote, Shifford and Chimney, where many properties are older and constructed using traditional methods, this survey is particularly valuable. We inspect the walls, roof, ceilings, floors, doors, windows, and bathroom fittings, along with any visible areas of the property's services. Every inspection follows the RICS Level 2 protocol, providing you with a consistent, professional assessment that meets national standards.

Given the local prevalence of flooding, our surveyors pay particular attention to signs of damp and water damage. This includes checking skirting boards for tide marks, examining walls for damp patches, looking at the condition of timber (such as floor joists and door frames) for rot or insect damage, and assessing any remedial works that may have been undertaken following past flood events. We also examine the drainage system, including gutters, downpipes, and any soakaways or septic tanks that may be present, as drainage issues have historically contributed to flooding in the area. The condition of boundary ditches is particularly important in this parish, as blocked ditches have historically caused flooding on Back Lane and other low-lying areas.

The survey also includes a thorough assessment of the roof space where accessible. Many properties in the area still retain their original Stonesfield slate roofing, and while these roofs can be highly durable, they can also suffer from broken or slipped slates, deteriorating ridge tiles, and issues with flashings. Our surveyors will note the approximate age and condition of the roof covering and flag any areas requiring immediate attention or further specialist investigation. We also check chimney stacks, which are a common source of defects in older properties, particularly those constructed with the traditional stone and brick methods found throughout this parish.

Our assessment includes a review of the property's services where visible, checking electrical consumer units, plumbing connections, and heating systems. In older properties, these elements are often original or have been upgraded piecemeal over the years, and our surveyors will flag any obvious defects or outdated installations that might require attention from qualified electricians or plumbers. We provide rebuilding cost estimates as part of our valuation, which is essential for insurance purposes and helps you understand the true cost of your investment.

• Structural movement and subsidence indicators
• Roof condition and estimated remaining life
• Damp and timber decay
• Chimney condition and flashings
• Windows and doors operation
• Drainage and guttering
• Electrical visible defects
• Plumbing visible defects
• Floor condition