RICS Level 2 Survey Charlton Kings

Our RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of your Charlton Kings property. Our surveyor will examine the walls, roof, foundations, floors, ceilings, doors, and windows, checking for signs of damage, wear, or potential problems. The survey includes an assessment of the property's overall condition and highlights any defects that require attention, from minor maintenance issues to more serious structural concerns. We inspect both interior and exterior elements, gaining access where safe and practicable to do so.

We specifically check for common issues found in Charlton Kings properties, including damp in older stone and brick buildings, roof condition on slate and tile coverings, timber defects such as woodworm or rot, and the condition of electrical and plumbing installations. The report categorises issues by priority, using a traffic light system that makes it easy to understand which problems need immediate attention and which can be monitored over time. This clear rating system helps you prioritises repair work and budget accordingly, buying a Victorian terrace on Church Street or a modern detached home on one of the new estates.

For properties in Charlton Kings conservation area or listed buildings, our surveyors pay particular attention to traditional construction methods and materials. We understand that Cotswold stone walls, lime mortar pointing, and period features require specialist knowledge, and our reports reflect the specific considerations for historic properties. The conservation area covers much of the historic core of the village, including numerous Grade II listed buildings along London Road, Church Street, and surrounding lanes. If we identify issues that require further investigation, we will recommend appropriate next steps, including whether a more detailed RICS Level 3 Building Survey might be advisable for particularly historic or complex properties.

• Wall and foundation inspection
• Roof and chimney assessment
• Damp and timber condition check
• Electrical and plumbing overview
• Energy efficiency considerations
• Traffic light condition rating

Our experience surveying properties throughout Charlton Kings means we know the typical defects you're likely to encounter. Many properties in the area are constructed from Cotswold stone or red brick, with solid walls that can be prone to damp penetration if pointing has deteriorated or damp-proof courses are missing. Older properties along Church Street and the conservation area often show signs of rising damp, particularly where original ventilation has been blocked during modern renovations. The Jurassic limestone geology of the area, part of the Cotswold Hills, generally provides solid foundations, but properties near watercourses may sit on alluvium or Head deposits which can behave differently.

Roof conditions frequently require attention, with slate and tile roofs on period properties showing wear from decades of exposure to the elements. Leadwork around chimneys and valleys often deteriorates, causing penetrating damp in roof spaces and ceilings below. Many homes built before 1980 still have original electrical systems that do not meet current safety standards, and we consistently flag these as areas requiring professional upgrading before occupation. Properties with original cast iron or lead plumbing also frequently need updating to meet modern standards and ensure safe water supply.

Properties built on clay-rich superficial deposits near the River Chelt may show signs of subsidence or movement, particularly where large trees are present. While Charlton Kings is not in a mining area, the local geology means our surveyors carefully check for any signs of structural movement or foundation issues. The Environment Agency's flood maps indicate that areas immediately adjacent to the River Chelt and its tributaries carry a higher risk of fluvial flooding, and surface water flooding can occur in various parts of the area during heavy rainfall due to local topography.

• Rising and penetrating damp
• Roof slate/tile deterioration
• Failed leadwork and flashing
• Woodworm and timber rot
• Outdated electrical systems
• Subsidence or structural movement

Charlton Kings has several active new build developments that our surveyors regularly inspect. The Avenue, developed by Bovis Homes on Cirencester Road (GL53 8EQ), offers 3, 4, and 5-bedroom homes from £450,000 to £750,000+. Redrow Homes is developing Charlton Place on London Road (GL52 6YJ), with 2, 3, and 4-bedroom properties ranging from £380,000 to £600,000+. For larger family homes, Cala Homes at Lakeside Gardens on Shurdington Road (GL53 8EB) offers 4 and 5-bedroom detached properties from £650,000 to £950,000+.

Even new builds benefit from a RICS Level 2 Survey. While newer properties typically have fewer issues, our inspection can identify defects in construction, snagging issues, or problems with fittings and finishes that may not be apparent during your walkthrough. New build properties still rely on the builder's warranty for structural issues, but our independent assessment provides and documentation of the property's condition at the time of purchase. We check that windows and doors operate correctly, that damp-proof courses are continuous, and that ventilation systems are properly installed.

Developers often use a mix of brick, render, and reconstituted stone to blend with the local Cotswold aesthetic in newer properties. Our surveyors understand these construction methods and can identify any issues with the build quality or materials used. Given that properties in Charlton Kings have decreased in price by approximately 2% over the last 12 months according to market data, getting an independent survey is especially important to ensure you're paying a fair price for the property's actual condition.