RICS Level 2 Survey in Combe

Our RICS Level 2 survey provides a comprehensive inspection of the property's accessible areas, identifying defects that could affect value or safety. We examine the walls, roof, floors, windows, doors, and interior joinery, assessing the overall condition and highlighting any areas requiring immediate attention or future maintenance. Every element is rated using the RICS traffic light system, making it easy to see which issues need urgent attention.

Given Combe's housing stock, which includes a significant proportion of older terraced properties and historic stone-built homes, our surveyors pay particular attention to common issues found in traditional Oxfordshire construction. This includes checking for damp penetration in solid-walled properties, assessing the condition of older roof coverings, and evaluating timber elements for signs of rot or woodworm infestation. We understand how traditional lime mortar pointing differs from modern cement renders and can assess the condition of stonework accurately.

The survey also includes a market valuation and an insurance rebuild cost, which proves invaluable for ensuring you have adequate cover in the event of property damage. We provide advice on any urgent repairs needed and flag issues that might form part of your negotiation with the seller. With recent market data showing property prices in Combe at around £404,000 and values having adjusted 14% from previous peaks, our valuation provides realistic context for your investment.

• Structural integrity assessment
• Damp and timber inspection
• Roof condition report
• Electrical and plumbing observations
• Market valuation
• Rebuild cost assessment

With 54.55% of properties sold in Combe being terraced houses and a significant number of older properties in the village, a RICS Level 2 survey is particularly valuable. Many homes in this area feature traditional Cotswold stone construction, which requires specialist knowledge to assess properly. Our surveyors understand local building methods and can identify issues specific to older Oxfordshire properties. We have extensive experience inspecting Victorian and Edwardian cottages that dominate much of the village housing stock.

West Oxfordshire has seen a 4.9% increase in property values over the past year, with semi-detached properties leading growth at 6.2%. Despite these positive trends, Combe itself has experienced some price adjustment, with values sitting 14% down on the previous year and 47% below the 2019 peak of £760,300. This context makes it even more important to understand exactly what you are buying before you commit your funds.

Older properties in this area often have hidden defects that only become apparent through professional inspection. Our surveyors know the warning signs to look for and can identify problems that might not be visible to the untrained eye. From subtle signs of subsidence in properties built on clay soils to early-stage rot in roof timbers, we provide the detailed assessment you need to make an informed decision.

Properties in Combe and the surrounding West Oxfordshire area present several common defects that our surveyors regularly identify during inspections. Given the prevalence of older terraced cottages and historic stone-built homes, rising damp and penetrating damp feature prominently in our reports. Many traditional properties in this area were built without modern damp-proof courses, making them susceptible to moisture ingress, particularly in ground-floor walls and basements. Our surveyors check external ground levels, wall construction, and the condition of any existing damp-proofing measures.

Timber defects represent another significant concern in Combe properties. The age of many homes means that joists, rafters, and other structural timber elements may show signs of woodworm activity or fungal rot. We thoroughly inspect accessible timber elements, including floorboards, roof timbers, and window frames, documenting any deterioration that could compromise structural integrity. In older properties, we pay particular attention to hidden timber in floors and roofs where access is limited but problems often lurk.

Roof conditions frequently require attention on older properties in this area. Traditional slate and tile roofs, common on Victorian and Edwardian cottages in Combe, often show signs of wear including slipped tiles, deteriorated leadwork, and damaged flashings around chimneys. Our inspection covers all accessible roof areas, including any loft space, identifying current defects and projecting likely future maintenance requirements. We also check gutters and downpipes, which are a common source of penetrating damp in period properties.

Electrical and plumbing systems in older Combe properties frequently require updating to meet current safety standards. We observe the condition of visible wiring and pipework, noting any areas of concern that should be investigated further by qualified electricians or plumbers before you complete your purchase. We cannot test these systems, but we can identify visible deficiencies that warrant further investigation by specialists.

Your RICS Level 2 survey report is designed to be clear and easy to understand, even if you have no previous experience with property surveys. The report uses a traffic light rating system to indicate the condition of each element inspected, with red indicating urgent issues requiring immediate attention, amber highlighting defects that should be monitored or repaired, and green showing areas in satisfactory condition. This system makes it simple to prioritising remedial work.

Alongside the condition assessment, your report includes a market valuation based on current local market conditions in Combe and the wider West Oxfordshire area. We take account of recent sales data, local market trends, and the specific characteristics of the property when arriving at our valuation figure. This gives you confidence that the price you are paying reflects the true market value.

The insurance rebuild cost is another valuable component of your Level 2 survey. This figure represents the estimated cost of rebuilding the property from scratch in the event of total loss, which is essential information for your buildings insurance provider. Many homeowners underestimate this figure, leaving themselves underinsured. Our rebuild cost assessment ensures you have adequate cover from day one.