RICS Level 2 Survey in Cirencester

Cirencester's housing stock presents unique challenges that make a Level 2 Survey essential for any buyer. With approximately 67.4% of properties built before 1980, the majority of homes in the area are over 50 years old and likely to have various age-related issues. Our inspectors frequently identify problems that aren't immediately apparent to untrained eyes, from deteriorating stonework to hidden timber defects. The town's distinctive Cotswold stone construction, while beautiful, requires specialist knowledge to assess properly.

Traditional properties built with solid walls lack modern cavity insulation and may suffer from rising damp or penetrating damp, particularly if original damp-proof courses have failed or been compromised. Our surveyors check for these issues thoroughly, examining walls, floors, and joinery for signs of moisture damage. In Cirencester's historic centre around the market place and along streets like Castle Street and Dollar Street, we commonly see solid stone walls that respond differently to moisture than modern cavity constructions. The yellow oolitic limestone that characterises so many buildings in the area can actually absorb water if the pointing has deteriorated, leading to internal damp problems that aren't visible from street level.

Additionally, Cirencester's geology includes areas with clay deposits that can experience shrink-swell movement, particularly where trees are planted near foundations. While the Jurassic limestone bedrock generally provides stable ground, properties on superficial clay deposits may show signs of movement or subsidence. Areas to the north and east of the town, where the Oxford Clay Formation approaches the surface, are particularly susceptible. Our Level 2 Survey includes assessment of these potential structural concerns, flagging any areas requiring further investigation. We also note the proximity of the River Churn and its floodplain, which affects properties in lower-lying parts of the town.

• Pre-1919 properties
• Post-war housing
• Modern developments
• Conservation area homes

Our experience surveying properties throughout Cirencester means we're familiar with the specific issues that affect homes in this area. Damp is perhaps the most frequent problem we identify, particularly in older stone properties with solid walls that lack proper damp-proof courses. Rising damp affects ground floor walls, while penetrating damp can occur where stone pointing has deteriorated or rendering has failed. Condensation is also common in properties with inadequate ventilation, especially in newer builds with modern insulation. We've seen numerous cases in properties around the town centre where original lime-based mortars have been repointed with cement, trapping moisture within the walls and causing internal damp problems.

Roof conditions are another major area of concern. Traditional Cotswold stone slate roofs, while visually distinctive, require ongoing maintenance and can be expensive to repair. We frequently find slipped or broken slates, deteriorated leadwork around chimneys and valleys, and damaged flashings. In some properties, the original stone slates have been replaced with less appropriate modern materials that may not match the property's character or provide equivalent weather resistance. On properties in areas like Kemble and Siddington surrounding Cirencester, we often see traditional stone slates that are over 100 years old and showing signs of wear.

Timber defects are also prevalent, particularly in properties that have experienced damp issues. Woodworm infestation can affect roof timbers, floor joists, and joinery, while wet and dry rot can compromise structural elements. Our surveyors inspect accessible timber using specialized equipment where necessary, identifying any areas of concern that require treatment or structural reinforcement. In Victorian properties with original floorboards, we frequently find evidence of past woodworm activity that may have been treated but warrants checking for any recurrence.

Many Cirencester properties have outdated electrical systems, plumbing, and heating that may not meet current regulations. We cannot test hidden services, but we visually assess the condition of visible installations and flag any obvious concerns that should be checked by qualified electricians or gas engineers before completion. In older properties, we often find outdated consumer units, older-style rubber or fabric-covered wiring, and original lead piping that should be replaced. For properties in the flood-risk areas near the River Churn, we also note any electrical installations at ground floor level that could be affected by flooding.