RICS Level 2 Survey in Christian Malford

Our inspectors conduct a thorough visual inspection of the property's condition, examining all readily accessible areas. This includes the roof structure where visible, walls, floors, windows and doors, plumbing and electrical installations, and damp levels throughout the building. We specifically check for signs of movement, decay, and any defects that might require urgent attention or future maintenance budgeting. The report uses a clear traffic light rating system - red for urgent defects requiring immediate attention, amber for issues that need monitoring or future repair, and green for satisfactory condition.

Given the local geology around Christian Malford, which includes Kellaways Clay and Oxford Clay formations, our surveyors pay particular attention to potential subsidence indicators. Clay soils are prone to shrink-swell movement, especially during dry spells or where drainage is inadequate. We examine walls for cracking patterns, check whether doors and windows stick (which can indicate structural movement), and assess external ground levels for signs of heave or subsidence. Properties with mature trees nearby are of particular concern, as tree roots can extract moisture from clay soils, causing ground shrinkage. Our surveyors note these risk factors and recommend further investigation where necessary.

The report includes a clear traffic light rating system for each element of the property, making it easy to see which areas need immediate attention versus those that are in satisfactory condition. We also provide market valuation and insurance rebuild cost estimates, which prove invaluable for mortgage requirements and future planning. For properties in Christian Malford's Conservation Area, we note any visible issues that might affect listing status or require planning permission for future modifications. The rebuild cost figure is particularly important for insurance purposes, as it reflects the cost of rebuilding the property rather than its market value.

We assess thermal efficiency as part of every survey, noting basic insulation levels and identifying obvious areas where heat loss occurs. While this is not a full energy assessment, it gives buyers insight into potential running costs and any obvious issues with the property's energy performance. Properties with solid walls, common in older Christian Malford homes, will typically have lower thermal efficiency than modern cavity-walled properties, and we highlight this in our reports.

• Structural integrity assessment
• Damp and rot detection
• Roof and chimney inspection
• Electrical safety review
• Plumbing condition check
• Thermal efficiency notes
• Market valuation
• Insurance rebuild cost

The age of much of Christian Malford's housing stock means our surveyors frequently encounter damp issues in properties built before modern damp-proof courses were standard. Rising damp is particularly common in solid-wall properties constructed from local stone or brick, where the original construction methods allowed moisture to travel upward through masonry. We check for tide marks on walls, rotting skirting boards, and damaged plaster that indicate ongoing damp problems. Penetrating damp from defective rainwater goods is also common, especially where cast iron gutters and downpipes have corroded over time. Our surveyors examine all rainwater fittings carefully and note any signs of water ingress into the building fabric.

Roof condition is another frequent finding in this area. Older properties often feature original slate or clay tile roofs that, while durable, eventually suffer from deterioration. Our inspectors look for slipped or broken tiles, deteriorated lead flashings around chimneys, sagging roof timbers, and signs of previous leaks. The condition of chimneys is particularly important, as many Christian Malford properties have prominent chimney stacks that may have been unused for years. We assess flashings, brickwork condition, and any signs of water penetration around chimney breasts inside the property. Given the village's proximity to the River Avon and its tributaries, we also note any evidence of flooding or water ingress that might affect the property's long-term durability.

Timber defects remain a concern in Christian Malford's older properties. Rot affecting window frames, door frames, and floor joists is regularly identified, as is woodworm activity in properties with traditional timber construction. Our surveyors probe timber elements where accessible to assess their structural integrity and identify any active infestation requiring treatment. We look for signs of woodworm exit holes, soft or crumbly timber, and fungal growth that indicates wet rot or dry rot. These issues can be expensive to remedy but are easily identified by our experienced surveyors.

Electrical systems in properties built before the 1980s frequently need upgrading to meet current safety standards, another area we highlight in our reports. We cannot test electrical installations, but we can identify obvious concerns such as old consumer units, dated wiring visible in loft spaces, and a lack of earthing. We recommend that a qualified electrician inspect any property with older electrical installations before completion. Similarly, we note the condition of plumbing, looking for evidence of old lead pipes, corrosion on copper pipework, and the condition of the hot water system.