RICS Level 2 Survey in Childswickham

The RICS Level 2 Survey provides a comprehensive visual inspection of all readily accessible areas of the property. Our surveyors examine the roof structure, walls, windows, doors, floors, ceilings, and joinery, as well as the condition of damp-proof courses, insulation, and drainage. We open accessible trapdoors and look beneath furniture and flooring where possible without moving heavy items. The report includes a clear condition rating system ranging from "good" to "urgent repairs needed," helping you understand exactly what work may be required after completion.

Given Childswickham's predominantly older housing stock, our surveyors pay particular attention to common issues found in period properties. This includes checking for signs of damp penetration through solid walls, assessing the condition of Cotswold stone tile roofs which can be prone to slippage and deterioration, and evaluating old timber-framed elements that may have been modified over decades. We also inspect any exposed brickwork, which in this area often uses the distinctive red and orange brick common in 19th-century buildings. Many properties along New Street, for example, saw timber-framed cottages replaced with brick-built houses during that period.

The survey includes a market value assessment and an insurance rebuild cost, which is particularly important for listed buildings or properties in conservation areas where restoration costs can exceed normal expectations. We highlight any legal issues that may affect the property, including matters requiring further investigation by your conveyancing solicitor. For properties near flood risk areas like those identified along Farmers Lane, which falls within Flood Zones 2 and 3, we note this in our report and recommend appropriate searches. Planning applications for new developments on this lane have been refused specifically due to flood risk concerns.

Our Level 2 Survey in Childswickham typically takes 2-4 hours depending on the property size and complexity. We provide the final report within 3-5 working days of the inspection, giving you ample time to factor any repair costs into your purchasing decision before exchange. Our surveyors are familiar with properties across the village, from those on Vicarage Lane and Broadway Road to terraced houses around The Cross.

• Roof structure and covering
• Wall condition and damp assessment
• Window and door operation
• Floor and ceiling condition
• Drainage and guttering
• Electrical and gas visual checks
• Boundary wall and outbuilding inspection

Our experience surveying properties throughout the WR12 area has identified several issues that frequently affect homes in and around Childswickham. The age of much of the housing stock means that damp is a common concern, particularly in solid-wall properties where modern damp-proof courses may be absent or ineffective. The limestone construction common throughout the village is porous and can suffer from rising damp and penetrating damp, especially where pointing has deteriorated. Properties along Broadway Road and Murcot Road particularly demonstrate these issues given their age and traditional construction.

Properties near the lower-lying areas of the village, particularly those accessed via Farmers Lane, may be affected by flood risk. Planning applications in this area have been refused due to the lane falling within Flood Zones 2 and 3, with historic flooding issues and overland flood flow documented in the area. Our surveyors note any signs of past flooding or water damage during the inspection and recommend appropriate searches for properties in affected areas. Properties on lower ground near water courses require particular attention.

The condition of Cotswold stone tile roofs requires careful assessment, as individual tiles can slip or become displaced during severe weather. We check for daylight penetration through roofs, damaged valleys, and the condition of flashings around chimneys and dormer windows. Given the historic nature of many properties, outdated electrical installations and old heating systems are also commonly identified issues requiring further investigation. The recent price correction in the local market, with prices 25% down on the previous year and 54% down from the 2023 peak of £811,000, means buyers need to be particularly vigilant about property condition when negotiating purchases.

• Damp penetration in solid limestone walls
• Roof tile deterioration and slippage
• Outdated electrical wiring
• Flood risk in lower-lying areas
• Foundation movement in older properties
• Chimney and fireplace condition