RICS Level 2 Survey in Cricklade

Our RICS Level 2 Survey provides a comprehensive inspection of the property's visible and accessible areas. Our surveyor will examine the roof structure, walls, floors, doors, windows, and joinery, along with the condition of plumbing, electrical installations, and insulation where visible. For Cricklade properties, this is particularly valuable given the town's mix of older buildings, many of which will have traditional construction methods that require specialist understanding.

The survey uses a clear traffic light rating system to highlight urgent issues (red), issues requiring attention (amber), and matters for information (green). This makes it easy to understand which problems need immediate resolution and which can be addressed over time. Our report includes practical advice on remediation costs and recommended next steps, helping you negotiate with sellers or budget for essential repairs.

Cricklade's location on the River Thames means flood risk is a consideration for certain properties, particularly those in lower-lying areas near the watercourse. Our surveyors note any signs of previous flooding, water damage, or dampness that could indicate ongoing issues. Additionally, with 115 listed buildings in the town, we can identify properties that may require specialist heritage surveys or additional planning considerations.

We also assess the property's boundaries, outbuildings, and any shared areas. For properties on newer developments like those at Stones Farm, we check construction quality and identify any snagging issues that may not be apparent to buyers. Our goal is to give you a complete picture of the property's condition before you commit to the purchase.

• Roof and chimney condition
• Wall structure and crack assessment
• Damp and rot detection
• Window and door operation
• Electrical and plumbing visible parts
• Boundary and outbuilding inspection

Cricklade's historic market town character means many properties were built using traditional methods that differ significantly from modern construction. Our surveyors understand these local building practices and can identify issues specific to the area. The majority of older properties in Cricklade feature solid wall construction rather than the cavity walls found in more modern homes, which affects both insulation performance and moisture management.

Many properties in the town centre and along the High Street are constructed using local Cotswold stone, which requires specific maintenance approaches. Lime mortar pointing is common on these older buildings, and our surveyors know to check for cement-based repointing that can trap moisture and cause stone decay. The traditional clay tile roofs found on period properties also require specialist assessment, as these can be more susceptible to frost damage than modern concrete tiles.

For properties built between 1919 and 1980, we commonly find combinations of brick and block construction with varying levels of insulation. Many semi-detached houses in Cricklade were built during the post-war period using traditional brickwork with solid ground floors. Our surveyors check for signs of subsidence, which can be a concern in areas with clay geology, and assess the condition of original windows and doors that may need refurbishment.

Newer developments like Stones Farm utilise modern building methods including air source heat pumps and solar panels. Our surveyors are experienced in assessing these sustainable technologies and can identify any installation issues or maintenance requirements that buyers should be aware of.

Given Cricklade's mix of older properties, our surveyors frequently identify several recurring defect patterns. Damp issues are particularly common in period properties, especially those with solid walls that lack cavity insulation. The proximity to the River Thames and River Key means properties in lower-lying areas may experience higher moisture levels, and we always check for signs of rising damp, penetrating damp, and condensation.

Roof condition is another frequent finding in our Cricklade surveys. Many older properties have original roof coverings that are approaching or beyond their expected service life. We commonly identify slipped tiles, deteriorated flashing around chimneys, and worn felt on flat roof sections. For properties with original clay tile roofs, frost damage can cause tiles to crack and allows water penetration.

Structural movement is assessed carefully, particularly in properties built on clay soils which can be susceptible to shrink-swell subsidence. Our surveyors look for cracking patterns in walls, doors and windows that stick, and signs of previous movement that may indicate ongoing issues. While Cricklade isn't in a mining area, we still check for any signs of ground instability.

Electrical and plumbing issues are commonly identified in properties that haven't been updated for several decades. Original fuse boards, outdated wiring, and old plumbing pipework all feature in our defect reports. With 42% of Cricklade's housing stock being detached properties, there are often larger roof spaces and more complex plumbing systems to assess.

The 2021 Census reveals that Cricklade's housing stock is predominantly detached properties at 42%, followed by semi-detached and terraced homes. Flats account for just 8.2% of the housing mix, reflecting the town's relatively low-density character. Between 2011 and 2021, detached properties increased by 6.1%, showing a trend towards larger family homes in the area. This mix of property types means our surveyors approach each inspection with an understanding of the specific construction methods relevant to Cricklade.

The town's population of 4,253 across 1,881 households represents modest growth since 2011. Notably, Cricklade has an ageing population, with a projected 78% increase in residents aged 65 and over. This demographic trend often correlates with properties that may have been less actively maintained or that require updating to meet modern standards. Our survey reports frequently identify maintenance items related to ageing infrastructure, including outdated electrical systems, original windows requiring refurbishment, and roofing that may be approaching the end of its serviceable life.

Recent developments have brought new properties to Cricklade, including the Stones Farm development by Newland Homes offering 140 new homes with sustainable features such as solar panels and air source heat pumps. Properties on these new developments still benefit from a Level 2 Survey to identify any snagging issues or construction defects that may not be apparent to the untrained eye. Our surveyors are experienced in assessing both traditional and modern construction methods.

The Cricklade Neighbourhood Plan highlights that the area has a higher proportion of owned properties compared to Wiltshire and England averages, with fewer socially rented properties. This ownership pattern, combined with the town's popularity among older residents, means many properties may have been well-maintained but could require updating for modern living standards.

• 42% detached properties
• 8.2% flats
• 115 listed buildings
• Conservation Area coverage
• New developments at Stones Farm and Common Hill