RICS Level 2 Survey in Bledington

Our RICS Level 2 survey provides a detailed inspection of all accessible areas of the property, examining the condition of the roof, walls, floors, windows, doors, and permanent fixtures. We assess the overall structural integrity while identifying defects that may affect the property's value or require future maintenance. For Bledington's distinctive stone-built properties, our surveyors pay particular attention to the condition of Cotswold limestone walls, stone slate roofs, and traditional construction methods that differ significantly from modern brick-built homes. We examine how the property has settled over time and whether any movement has occurred that might indicate foundation issues.

The survey includes a thorough evaluation of damp levels using moisture meters and thermal imaging where appropriate, with specific attention to the heavy clay soils prevalent in the Evenlode valley that can cause moisture-related issues in older properties. We inspect all visible timber elements for signs of rot or infestation, check the condition of chimneys and flues, and examine the electrical and plumbing systems where visible. Our report provides clear traffic light ratings - red for urgent defects requiring immediate attention, amber for issues requiring future repair, and green for satisfactory condition. We also highlight any instances where we have been unable to access areas and explain what this means for your understanding of the property.

Given that Bledington lies on Lower Lias geology with heavy clay soils, our surveyors specifically assess for signs of subsidence, structural movement, and shrink-swell behaviour that can affect properties in this area. The village's proximity to Bledington Brook and the River Evenlode also means we pay close attention to any indications of past flooding or water damage. For properties within the designated Conservation Area, we note any alterations that may require listed building consent and highlight the specific considerations that come with owning a historic Cotswold property. Our familiarity with Cotswold District Council's planning requirements ensures we can flag potential issues that might otherwise only emerge when you come to sell or modify the property.

We also assess the general condition of outbuildings, boundaries, and grounds where accessible. Many properties in Bledington include traditional stone barns or former agricultural buildings that have been converted to annexes or workshops - these require specific attention to ensure any conversion work meets building regulations. Our report will advise on the condition of retaining walls, particularly those built using traditional dry-stone methods that are common throughout the village.

• Roof structure and covering condition
• Wall fabric and structural assessment
• Damp and timber decay investigation
• Drainage and gutters inspection
• Electrical and plumbing visible
• Conservation Area considerations

Bledington's unique geological setting presents specific challenges that our surveyors understand intimately. The village sits on Lower Lias geology, characterised by heavy clay soils that expand and contract with moisture changes - a phenomenon known as shrink-swell that can cause subsidence and structural movement in buildings. Our inspectors are trained to identify the subtle signs of this type of ground movement, including cracking patterns in walls, doors and windows that stick, and uneven floor levels. We've surveyed numerous properties in the Evenlode valley and know how to distinguish between historic settlement and active structural movement that might require further investigation.

The traditional construction methods used in Bledington's older properties also warrant careful examination. Many homes are built with rubble wall construction using local limestone, often with stone slate or Stonesfield slate roofs - beautiful but requiring specialist knowledge to assess properly. Our surveyors understand how these traditional materials perform over time and can identify issues specific to Cotswold stone construction, such as weathering, mortar deterioration, and the condition of traditional ashlar stacks. We pay particular attention to the pointing between stonework, as many older properties have been repointed with cementitious mortars that can trap moisture and cause stone faces to deteriorate.

The village's history as a location for brick and tile works in the 19th century also means some properties may incorporate brick elements that require assessment alongside the predominant stone construction. Properties built during this period might have mixed construction - stone walls with brick chimney stacks, or brick rear elevations. Our surveyors understand how to assess these hybrid structures and identify potential issues at the interface between different materials. We also note the condition of any original windows, many of which will be single-glazed and may require upgrading.

For properties near Bledington Brook or the River Evenlode, our survey includes specific attention to flood risk indicators. While the village itself doesn't have extensive designated flood risk zones, the valley location means surface water and river flooding can occur during periods of heavy rainfall. We look for evidence of previous water ingress, check the condition of drainage systems, and note the position of the property relative to water courses. We examine the external ground levels and hardstanding to assess whether water would flow toward or away from the property in a flood scenario. This thorough approach ensures you have all the information needed to make an informed decision about your property purchase in this sought-after Cotswold village.

The village's position near Kingham station and its proximity to Daylesford Farmshop and Spa has made it increasingly popular with London commuters seeking a rural lifestyle. This demand has supported property values, though prices have corrected from their 2022 peak of £896,812 - around 22% higher than current levels. The combination of period properties, transport links, and village amenities makes Bledington attractive, but it also means buyers need accurate information about property condition to ensure they're paying the right price. Our surveys provide exactly that information.