RICS Level 2 Survey in Eydon

Our RICS Level 2 surveys in Eydon are specifically tailored to address the common issues found in properties built with traditional Northampton Sandstone. The survey includes a visual inspection of all accessible areas of the property, from the roof space to the foundations. Our surveyors examine the condition of walls, floors, ceilings, doors, and windows, while also assessing the integrity of the property's structural elements. We move through each room systematically, checking internal joinery, fixtures, and fittings, while also examining the exterior from ground level.

Given Eydon's geology, which includes interbedded clays and the potential for shrink-swell subsidence, our inspectors pay particular attention to signs of structural movement, cracking, or settlement. We check for evidence of damp penetration, which is a common issue in older stone properties, particularly those that may lack modern damp-proof courses. Our surveyors look for horizontal cracking that might indicate movement, vertical cracks that could suggest settlement issues, and diagonal cracks around window and door frames that often signal structural problems. We also examine the external ground levels to ensure they slope away from the property, preventing water from pooling against foundations.

For properties in Eydon's Conservation Area, which includes 49 listed buildings representing almost a quarter of all houses in the village, our surveyors provide specific commentary on the property's heritage value and any conservation considerations. We note the condition of traditional features and flag any issues that might require specialist attention from a conservation-aware contractor. This includes assessment of stonework pointing, which is often lime-based in historic properties, and the condition of original windows and doors that may be protected by listing status.

Our inspection also covers the property's services, including electrical wiring, plumbing, and heating systems. We visually inspect the condition of consumer units, check the type and age of wiring where visible, and note any obvious defects in plumbing. While we do not test these systems, we flag any visible concerns that should be investigated by qualified electricians or plumbers before you complete your purchase.

• Structural walls and foundations
• Roof covering and timbers
• Damp and moisture penetration
• Electrical and plumbing systems
• Windows and doors
• External joinery and finishes

Properties in Eydon face specific environmental considerations that our surveyors take into account during every inspection. The village is bounded by the River Cherwell on its west and south sides, with Eydon Brook flowing along the southern and eastern boundaries. This proximity to water courses means that flood risk is a genuine consideration for buyers, particularly for properties in lower-lying areas of the village near the river and brook. During our inspection, we look for signs of previous flooding such as water marks on walls, damaged plaster, or flooring that shows evidence of water damage.

The local geology presents another important factor. Northamptonshire's interbedded Jurassic rocks include ironstones, sandstones, and limestones mixed with clays. This clay-rich geology creates potential for shrink-swell subsidence, where clay soils expand and contract with moisture changes. Older properties in Eydon, many with shallow traditional foundations, can be vulnerable to movement if ground conditions change significantly, such as during periods of drought or heavy rainfall. Our surveyors inspect for signs of past or current movement, including cracking in walls, uneven floors, and misaligned doors or windows that may indicate foundation issues.

Eydon Hill represents a westerly outcrop of Northampton Sand, and the varying geology across the village means that ground conditions can differ significantly between properties. Some areas may have more stable bedrock, while others may have deeper clay deposits that are more susceptible to movement. We recommend that buyers in Eydon also consult the Environment Agency flood maps and the GOV.UK long-term flood risk assessment for the specific property address before completing their purchase. For properties in higher-risk areas, you may want to consider a more detailed investigation of ground conditions.

Given the average property price in Eydon exceeding £700,000, the investment in a RICS Level 2 Survey is relatively small but can save you significantly in the long run. The recent 14% price reduction and 23% fall from the 2023 peak suggest that vendors may be more willing to negotiate on price, but this also means you need to ensure you are not overpaying for a property with hidden defects. Our survey provides you with the independent, professional assessment you need to negotiate with confidence.

Eydon's older housing stock, with many properties dating back centuries and built using traditional methods, presents specific challenges that a visual survey can help identify. From the thick stone walls that may lack modern damp-proof courses to the traditional lime mortar pointing that requires specialist repair, our surveyors know what to look for in historic properties. We can identify issues that might require expensive specialist repairs and help you factor these into your purchasing decision.

The village's location near water courses and its clay-rich geology mean that flood risk and subsidence are genuine concerns that should be considered before purchasing. Our survey includes assessment of external ground levels, drainage, and any visible signs of movement or previous flooding. While we cannot provide a full structural engineering assessment, we can flag any concerns that warrant further investigation before you commit to your purchase.