RICS Level 2 Survey in Aston Subedge

Our RICS Level 2 HomeBuyer Report provides a thorough inspection of the property's accessible areas, identifying defects that could affect its value or require future maintenance. We examine the walls, roof, floors, doors, windows, and joinery, along with the condition of bathroom and kitchen fittings. The report includes a clear traffic light rating system that shows you which areas require immediate attention, which need monitoring, and which are in satisfactory condition.

For properties in Aston Subedge, our surveyors pay particular attention to the common issues found in traditional Cotswold construction. The local geology, featuring Jurassic limestone from the Inferior Oolite Group and Lias Group along with clay-rich deposits, can affect the stability of older buildings. We check for signs of subsidence, movement, or damp penetration that might relate to the shrink-swell potential of the underlying soil. Our inspectors are experienced in assessing properties built with solid walls, lime mortars, and traditional timber frames that dominate this area.

The Level 2 survey also includes a market valuation and insurance rebuild cost estimate, which proves invaluable when arranging your mortgage and buildings insurance. If we identify any serious defects, we will recommend that you obtain further advice from a specialist before completing your purchase. This protects you from unexpected repair bills that could run into thousands of pounds. Given that detached properties in the village average £675,000, the financial protection provided by a thorough survey is essential.

We also assess the property's position relative to flood risk. While Aston Subedge generally has low risk from rivers and the sea, some areas near watercourses and lower ground face medium to high surface water flood risk. Our inspection will note any indicators of previous flooding or potential water ingress that could affect the property's long-term condition.

• Wall and ceiling condition
• Roof structure and covering
• Damp and moisture assessment
• Timber condition (rot and woodworm)
• Window and door operation
• Electrical and plumbing visible elements
• Boundary and outbuilding inspection

Properties in Aston Subedge present specific challenges that our surveyors are trained to identify. The village's predominantly older housing stock, much of it pre-1919, frequently exhibits issues related to damp. Traditional solid wall construction lacks modern damp-proof courses, making properties susceptible to rising damp, penetrating damp, and condensation problems. Our inspectors examine walls at low levels, around windows, and in vulnerable positions to assess moisture levels and identify the source of any dampness.

The roof condition is another critical area for Cotswold properties. Older roofs featuring natural slate or clay tiles often show signs of wear, including slipped or broken tiles, deteriorated felt underlays, and deterioration in leadwork around chimneys and valleys. Timbers can suffer from woodworm infestation or rot, particularly where roof coverings have allowed water penetration over extended periods. Our surveyors inspect lofts where accessible to assess the structural timbers and insulation.

Given the local geology featuring clay-rich superficial deposits in lower-lying areas, we pay close attention to signs of subsidence or movement. The shrink-swell potential of these clay soils can cause foundations to shift during periods of drought or excessive wetness, particularly where trees are growing close to buildings. While flood risk from rivers and the sea is generally low, some parts of the village near watercourses face potential surface water flooding, which can lead to damp issues and structural concerns if properties have been affected.

Electrical wiring in period properties often requires careful assessment. Many older homes in Aston Subedge still have original consumer units and wiring that may not meet current electrical safety standards. Our survey includes a visual inspection of electrical installations, and we will recommend a qualified electrician for further inspection where necessary. Similarly, plumbing systems in older properties may feature galvanised pipes that are prone to corrosion and reduced water pressure.

• Rising and penetrating damp
• Roof tile damage and leaks
• Timber rot and woodworm
• Subsidence and foundation movement
• Outdated electrical wiring
• Deteriorated lime mortars and renders

Properties in Aston Subedge showcase the traditional building methods that have defined the Cotswolds for centuries. The predominant construction material is local Jurassic limestone, specifically from the Inferior Oolite Group, which gives buildings their characteristic warm golden hue. This stone was quarried locally and used in various forms, from roughly dressed rubble stone in cottage walls to more carefully worked ashlar in higher-status buildings.

Many properties in the village feature solid wall construction rather than the cavity walls found in modern buildings. These solid walls, typically 450-600mm thick, provide excellent thermal mass but lack the insulation properties of modern construction. Lime mortar was traditionally used for pointing and rendering, allowing the structure to breathe. When maintenance has been carried out using modern cement-based mortars, this can trap moisture and cause deterioration of the underlying stone.

Traditional timber frames are also common, particularly in older cottages and farm buildings that have been converted for residential use. These frames often feature exposed beams internally, with infill panels of wattle and daub or brick nogging. Understanding these construction methods is essential when assessing properties, as repairs often require specialist knowledge of traditional building techniques.

Our inspectors have extensive experience with these traditional construction methods. We understand how Cotswold stone buildings perform in different weather conditions, how moisture moves through solid walls, and what maintenance is required to keep these historic properties in good condition. This local expertise means we can identify defects that a less experienced surveyor might miss.