RICS Level 2 Survey Charlbury

Our inspectors conduct a thorough visual inspection of all accessible areas of the property, examining the condition of walls, floors, ceilings, doors, and windows throughout the property. They assess the overall structural integrity of the building, looking for signs of movement, cracking, or subsidence that may indicate foundation problems. Given Charlbury's position in the Evenlode Valley and the presence of clay soils in some areas, our surveyors pay particular attention to any indicators of ground movement or shrinkage that could affect the property's stability over time.

The inspection covers all major building elements including the roof structure, chimneys, rainwater goods, and external walls. In Charlbury's older properties, which often feature traditional Cotswold limestone construction with Stonesfield slate roofs, our surveyors are trained to identify the specific defects common to these historic building materials. This includes checking for eroded lime mortar pointing, deterioration of stonework, and the condition of traditional slate roofing that may have been in place for decades. We have inspected numerous properties along streets like Brown's Lane, Hundley Way, and Sturt Road, where the mix of period homes and post-war construction presents varied assessment requirements.

We also inspect the property's services, including electrical installations, plumbing, and heating systems, assessing their condition and whether they meet current safety standards. Many period properties in Charlbury retain original wiring or pipework that does not comply with modern regulations, and our survey will highlight any concerns that warrant further investigation by qualified specialists. The report includes clear ratings for each element: Condition Rating 1 (no repair needed), Condition Rating 2 (defects requiring attention), or Condition Rating 3 (defects that are serious and require urgent attention).

• Roof structure and covering
• Walls, foundations, and substructure
• Windows, doors, and joinery
• Damp proof course and dampness
• Plumbing and electrical services
• Thermal insulation and energy efficiency

Charlbury's architectural heritage creates a beautiful backdrop but also presents specific challenges for property owners. The town boasts well over 100 listed buildings, many constructed from local Cotswold limestone with Stonesfield slate roofs. These historic properties, while attractive, often suffer from common defects that our surveyors are trained to identify. Rising damp is frequently encountered in older solid-walled properties where the original damp-proof course may have failed or was never installed. Penetrating damp results from water ingress through degraded stonework, failing mortar pointing, or damaged roof coverings, and can lead to significant structural issues if left untreated.

Roofing problems are particularly prevalent in Charlbury's older properties. Stonesfield slate, while durable, can become brittle over time, leading to cracked or missing tiles that allow water ingress. Deteriorated ridge mortar, failing flashings, and degraded chimney stacks are also common findings. Our surveyors inspect roof spaces where accessible, assessing the condition of rafters, battens, and any signs of timber decay or previous water damage. Given the age of many properties in the area, electrical systems often require updating to meet current safety standards, and we flag any obvious concerns with wiring or consumer units.

The local geology also plays a role in property condition. Charlbury sits in the Evenlode Valley where heavier clay soils are present in some areas, potentially leading to shrink-swell movement that affects foundations over time. While the underlying bedrock is primarily oolitic limestone from the Chipping Norton Limestone Formation, the combination of clay subsoils and the age of many foundations can result in structural movement that manifests as cracking in walls, uneven floors, or doors that do not close properly. Our surveyors are experienced in identifying the signs of such movement and will advise whether further structural engineer's assessment is recommended.

Flood risk is another consideration for Charlbury property buyers. The town has a history of flooding, particularly from surface water runoff and the River Evenlode. Significant flooding occurred in July 2007, affecting properties due to heavy rainfall and river overtopping. Properties in low-lying areas near the river or those with historical flood history require careful assessment. Our surveyors note any visible signs of previous flooding or water damage during the inspection, providing you with crucial information about the property's flood resilience.

• Dampness (rising, penetrating, condensation)
• Roof defects and leaks
• Structural movement and subsidence
• Outdated electrical systems
• Timber decay and woodworm
• Eroded pointing and stonework deterioration

Charlbury has seen several new housing developments in recent years, adding to the diversity of the local property stock. The Hughes Close development, a partnership between Deanfield Homes and Cottsway Housing Association, is bringing 26 new homes to the area, including a significant proportion of affordable housing. Similarly, the Land North of Woodstock Road scheme is adding another 26 properties, also delivered in partnership with Cottsway. These new developments sit adjacent to existing residential areas and must meet the requirements of being within the Charlbury Conservation Area and Cotswold National Landscape.

For buyers considering newbuild properties, even recently constructed homes benefit from a Level 2 Survey. While new properties benefit from NHBC or similar structural warranties, a survey can identify issues arising from building defects, snagging items, or problems with materials and workmanship that may not be immediately apparent. Our surveyors can assess the quality of construction and identify any issues that need addressing by the developer before the warranty period expires.

The Wychwood View development by Empire Homes represents a different tier of housing, offering six luxury four-to-six-bedroom properties with detached double garages and self-contained annexes. These high-value properties still benefit from thorough survey assessment to ensure the quality matches the premium price tag. Whether you are purchasing a more modest starter home or a luxury property, our chartered surveyors provide the same meticulous attention to detail.