RICS Level 2 Survey in Bicester

Our RICS Level 2 surveys provide a thorough inspection of all accessible parts of the property. Our inspectors examine the roof structure, walls, floors, windows, doors, and foundations, looking for signs of damage, wear, or potential problems. We assess the condition of damp-proof courses, insulation, and ventilation systems, which is particularly important in Bicester where older properties may lack modern damp protection. The visual inspection covers approximately 150 individual elements, with each component receiving a condition rating from Condition Rating 1 (no repair needed) to Condition Rating 3 (urgent repair or investigation required).

The survey includes a detailed assessment of building services such as electrical wiring, plumbing, and heating systems. Our inspectors will identify any outdated electrics that may not meet current safety regulations, which is a common issue in properties built before the 1990s. We also check for timber defects including rot and woodworm, which can affect older properties with traditional timber frames. In properties around the town centre where Victorian and Edwardian buildings feature solid masonry walls, we pay particular attention to the condition of lime mortar pointing, which can deteriorate over time and allow moisture penetration.

Given Bicester's geology, which includes Jurassic clays and the Oxford Clay Formation, our surveyors pay particular attention to signs of subsidence, heave, or structural movement. Clay soils are prone to shrink-swell behavior, especially during periods of drought or heavy rainfall, and properties with shallow foundations can be vulnerable. Our inspectors look for cracks in walls, uneven floors, and other indicators that might suggest foundation issues. Properties in areas like Graven Hill, where the soil conditions can vary across the development, may have different foundation requirements that our surveyors will assess.

We also assess environmental risks specific to the Bicester area, including flood risk from the River Ray and its tributaries. Our surveyors will note any visible signs of past flooding, damp staining, or water damage that might indicate a property is in a flood risk zone. For properties near the river or in low-lying areas, we recommend additional environmental searches to fully understand the flood risk before completing your purchase.

• Roof and chimney condition
• Wall structure and cracks
• Damp and moisture penetration
• Electrical and gas safety
• Plumbing and drainage
• Timber decay and woodworm
• Windows and doors
• Garage and outbuildings

Our inspectors frequently identify damp issues in Bicester's older properties, particularly those with solid walls or inadequate ventilation. Rising damp occurs in properties lacking a proper damp-proof course, while penetrating damp often affects roofs and walls exposed to prevailing weather. Condensation is common in properties with inadequate ventilation, especially in newer builds where airtight construction traps moisture inside. In the older stone-built properties around Sheep Street and the town centre, we often find that original lime-based mortars and renders have been replaced with cement-based products, which can trap moisture and cause internal damp problems.

Roof defects are another frequent finding, particularly in properties with aging pitched roofs. Our surveyors regularly discover slipped tiles, damaged flashings, blocked gutters, and deteriorating felt underlays. Given Bicester's mix of clay tile and slate roofing materials, age-related deterioration is a significant concern. Properties in areas like Graven Hill and Kingsmere may have newer roofs but can still have issues with workmanship or material defects that were present from construction. We inspect every roof from both inside the loft space and from ground level, using binoculars where necessary to get a close look at difficult-to-access areas.

Electrical safety concerns arise regularly, especially in properties that haven't been updated in 20-30 years. Our surveyors identify outdated consumer units, insufficient socket outlets, lack of earthing, and wiring that doesn't meet current regulations. In older Victorian and Edwardian properties, we often find that original electrics have been piecemeal upgraded over the years rather than fully rewired, leaving a mixture of old and new wiring that can be a fire hazard. Gas appliances and pipework are also inspected for safety compliance. These findings can be critical for insurance purposes and for negotiating repairs with sellers.

Structural concerns related to the local geology are something our surveyors take very seriously in Bicester. The Oxford Clay Formation underlying much of the area can cause clay shrinkage during dry periods and heave during wet periods, affecting foundations. We look for signs of this movement, including crack patterns in walls (particularly diagonal cracks extending from windows and doors), doors and windows that stick or don't close properly, and uneven floors. Properties with large trees nearby are at particular risk, as tree roots can draw moisture from the clay soil, causing it to shrink.

• Rising and penetrating damp
• Roof tile damage and leaks
• Subsidence from clay soil movement
• Cracks from structural movement
• Outdated electrical systems
• Timber rot and woodworm
• Asbestos in pre-2000 properties
• Inefficient heating systems