RICS Level 2 Survey in Bishopstone, Herefordshire

The character of Bishopstone means that many properties in the village fall into the older property category, with construction typically dating from the 18th and 19th centuries. Bishopstone House, for example, dates back to 1812, while The Old Post Office retains elements from the 15th century. The village contains notable listed buildings including St Lawrence's Church (Grade II*), The Parish Church of St Mary (Grade I), Bishopstone Court Farmhouse (Grade II), and Bishon Farmhouse (Grade II), alongside 18th-century farmhouses like Cue's Farm and Manor Farm. These period properties, while full of character, often come with hidden issues that only a trained surveyor can identify. Our Level 2 surveys are specifically designed to assess conventional properties like those found throughout Bishopstone, identifying problems ranging from structural movement to outdated electrical systems.

One area of particular concern in Bishopstone is the underlying geology. The area sits on clay-rich soils that present a notable shrink-swell hazard, meaning properties may be susceptible to ground movement as the soil expands and contracts with moisture changes. This can lead to subsidence, which manifests as cracks in walls, uneven floors, and doors or windows that stick. Our surveyors know to look for the signs of such movement and will provide you with a clear assessment of any structural concerns. The entire Herefordshire area is underlain by Old Red Sandstone rocks of late Silurian to Devonian age, which while forming fertile agricultural land, also contributes to the clay-heavy soil composition that creates these shrink-swell risks.

Additionally, Bishopstone's location near the River Wye and its network of smaller watercourses means that drainage issues can occasionally affect properties in the area. While the village itself is in a low-risk flood zone, residents have reported flooding incidents further down Bishon Lane when the sewer pumping station on Bishon Common has struggled to cope with heavy rainfall, resulting in raw sewage flooding. Herefordshire generally experiences flood alerts for rivers including the Wye, Lugg, Arrow, Frome, and Leadon, and our surveyors will inspect drainage systems and flag any potential concerns specific to the property you are purchasing.

With just over 90 dwellings in Bishopstone and the village being the largest settlement in the Bishopstone Group (which includes Byford, Mansell Gamage, Kenchester, and Bridge Sollers), properties here are in high demand. The Bishopstone Group Neighbourhood Development Plan supports new housing development, including the recently approved Bishon Farm development west of Hereford, which received planning permission in August 2025 for eight new homes finished in red brick, clay tiles, and slate. Whether you are purchasing a traditional property or one of these new builds, our surveyors provide the detailed assessment you need.

• Damp and moisture assessment
• Structural movement and subsidence checks
• Roof and gutter inspection
• Electrical and plumbing condition
• Timber decay investigation
• Drainage assessment

Your RICS Level 2 survey report is designed to be clear and easy to understand, with a traffic light coding system that instantly highlights areas of concern. The report will cover the property's overall condition, external walls, roofs, chimneys, joinery, ceilings, walls and partitions, floors, doors and windows, damp proofing, insulation, drainage, and more. Each section receives a rating of either red (requires urgent attention), amber (requires attention but is not urgent), or green (satisfactory condition). This clear system helps you quickly identify which issues need immediate action and which can be monitored over time.

For Bishopstone properties, our surveyors pay particular attention to the common issues found in period homes. These include rising damp, which is frequently encountered in properties built before the introduction of modern damp-proof courses, and penetrating damp caused by defective gutters, roofs, or poor maintenance. We also check for timber decay, including dry rot and wet rot, which can thrive in older properties with inadequate ventilation. Given the traditional construction methods used in Bishopstone, including timber-framed buildings with wattle and daub, stone rubble, or brick infill, our reports will identify any of these issues and provide clear recommendations for remediation. The use of red sandstone and traditional lime-based mortars also requires specific attention during our inspection.

The report also includes a market valuation and an insurance reinstatement figure, which can be useful for mortgage purposes and for ensuring you have adequate buildings insurance coverage. In Bishopstone, where property values can range from around £200,000 for smaller properties to nearly £1 million for larger period homes, having an accurate valuation ensures you are not overpaying for your new home. Historical data shows that sale prices in Bishopstone over the last year were 41% down on the 2022 peak of £650,000, while Bishopstone Road has seen a 2% increase and Canon Rise has risen 83% from its 2015 peak, highlighting the importance of up-to-date local market knowledge.

Our surveyors frequently identify several recurring issues when inspecting properties in Bishopstone. Structural movement is particularly common given the clay-rich soils and their shrink-swell behaviour, which can cause foundations to shift over time. This movement often presents as cracking in walls (particularly around door and window frames), uneven floors, and doors or windows that stick or fail to close properly. In period properties with traditional lime mortar pointing, this movement can be more pronounced as the mortar is softer than modern cement-based mixes.

Damp and moisture problems represent another significant concern in Bishopstone's older properties. Many homes were built without modern damp-proof courses, making them susceptible to rising damp from ground moisture. Penetrating damp is also common, often caused by defective gutters, degraded roof tiles, or porous external wall surfaces. Our inspectors use moisture meters and thermal imaging to identify damp issues that might not be visible to the untrained eye, including condensation problems caused by inadequate ventilation in period properties.

Timber decay is yet another issue we regularly encounter, particularly in properties with traditional timber frames or exposed wooden elements. Dry rot thrives in damp, poorly ventilated conditions and can spread rapidly through timber structures, while wet rot results from prolonged exposure to moisture. Additionally, older electrical systems in Bishopstone properties may not meet current regulations and can pose safety risks. Our surveys include a visual inspection of the electrical installation, with recommendations for further investigation by a qualified electrician where necessary.