RICS Level 2 Survey in Falfield

Our RICS Level 2 Survey provides a thorough visual inspection of all accessible areas of the property. We examine the condition of the roof, walls, foundations, floors, ceilings, doors, and windows, along with the condition of joinery and finishes throughout. The survey also includes an assessment of the property's services, such as the electrical system, heating, drainage, and water supply, checking whether they appear to be in working order and meet current regulations where visible. Our surveyors will lift accessible covers and inspect where safe to do so, providing you with a comprehensive overview of the property's current state.

In Falfield, where approximately 50-60% of properties are detached homes and a significant proportion date from before 1919, our surveyors pay particular attention to the common issues that affect older construction. We check for signs of damp penetration, which is a frequent problem in traditional stone and solid-wall properties, particularly where original damp-proof courses may be absent or damaged. We also assess the condition of roof coverings, which on period properties often consist of natural slate or clay tiles that may have deteriorated over decades of exposure to the elements. The inter-war and post-war properties in the area, built between 1919 and 1980, present their own set of characteristics that our team is well-versed in assessing.

The RICS Level 2 format includes a clear ratings system that categorises each defect found as either 'Not inspected', 'Not within scope', 'Satisfactory', 'Requires attention', 'Requires urgent attention', or 'Serious defect'. This straightforward approach makes it easy for you to understand which issues need immediate remediation and which can be addressed over time. We also provide an independent market valuation and insurance rebuild cost as part of the standard service, giving you a complete picture of the property's worth and the costs involved in maintaining it. This valuation is based on current market data for the Falfield area and reflects the specific characteristics of the local property market.

Our survey reports are designed to be practical and easy to understand, with clear photographs illustrating key findings and recommendations for remedial works. We use plain language rather than technical jargon wherever possible, but when we do use specialist terms, we explain them thoroughly. The report will also include guidance on what action should be taken for each identified defect, whether it requires immediate attention or can be scheduled for future maintenance.

• Roof and rainwater goods
• Walls, foundations, and substructure
• Windows, doors, and joinery
• Floors and ceilings
• Damp and timber condition
• Services and utilities
• Parking and external areas

Properties in Falfield and the surrounding South Gloucestershire area showcase a variety of construction methods that reflect the village's historical development. The oldest properties, dating from before 1900, were typically built using local Cotswold limestone or rubble stone walls, often with lime mortar pointing that allows the building to breathe. These solid walls, typically 450-600mm thick, have significant thermal mass but poor insulation values by modern standards. Understanding the condition of the original fabric is essential for anyone considering renovation or extension work, as inappropriate modern materials can actually cause damage to historic buildings.

The inter-war period (1919-1945) saw a shift towards brick construction, with many semi-detached houses built during this era featuring cavity walls, though the cavity may not be fully filled with insulation. These properties often have concrete tile roofs and UPVC windows that were fitted as replacements to original wooden frames. Our surveyors check the condition of these replacement windows and doors, as poor-quality UPVC installations can lead to condensation problems and draughts. The post-war period (1945-1980) brought modern building techniques, with many properties constructed using concrete foundations and beam-and-block floors.

Several listed buildings exist within the Falfield parish, including Falfield House and St George's Church, which represent the historical heritage of the area. While Falfield itself does not have a designated conservation area, these properties and others of historic character require careful assessment. A RICS Level 2 Survey is suitable for most properties in the village, but if you are purchasing a listed building, we may recommend a more detailed RICS Level 3 Building Survey to fully understand the construction and condition of historic elements. Any alterations to listed buildings require Listed Building Consent, and our survey can identify potential compliance issues before you commit to purchase.

Understanding the construction method is not just an academic exercise it directly affects how you maintain and improve the property in future. Our surveyors will explain the construction method in your report and highlight any specific maintenance requirements. For example, solid stone walls require lime-based mortar for repointing rather than cement mortar, and traditional timber-framed roofs may require specialist treatment for timber pests. This practical guidance helps you plan for the long-term upkeep of your new home.

Based on our experience surveying properties throughout Falfield and the surrounding South Gloucestershire villages, we frequently encounter several recurring issues that buyers should be aware of. Damp problems rank among the most common findings, particularly in older properties that were built before modern damp-proof courses became standard. Rising damp occurs when moisture travels up through porous brick or stonework, while penetrating damp results from defective rainwater goods, damaged mortar joints, or render that has cracked and allowed water ingress. We check for these issues using visual inspection and moisture meters, and we will recommend appropriate remedial measures if damp is detected.

Roof condition is another area of concern across the local housing stock. Many period properties in the area feature original roof coverings that, while often still structurally sound, may have reached the end of their expected lifespan. Missing or slipped tiles, deteriorated flashings around chimneys and valleys, and rusted leadwork can all lead to water penetration and subsequent damage to internal ceilings and timbers. Our surveyors inspect roofs where safe and practical to do so, using ladders and binoculars to examine accessible areas in detail. We will note any items that require immediate attention and those that should be monitored over time.

Electrical and plumbing systems in older Falfield properties frequently require updating to meet current safety standards. Rewiring may be necessary where the original installation dates from the 1960s or earlier, as modern households demand significantly more electrical capacity than was anticipated when these systems were installed. We visually inspect the consumer unit, socket outlets, and visible wiring where accessible, but we will recommend a qualified electrician for a full electrical inspection (EICR) if we have concerns. Similarly, lead pipes or galvanised steel plumbing, common in properties built before the 1970s, should be replaced to avoid potential health risks and improve water pressure.

Timber defects, including woodworm infestation and both wet and dry rot, affect numerous properties in the area. These problems often go unnoticed until they become severe, as they can develop in hidden locations such as underfloor voids, within roof spaces, or behind skirting boards. Our surveyors tap and probe accessible timber to assess its condition and look for the tell-tale signs of fungal decay or insect activity. We will recommend a specialist timber treatment contractor if significant defects are found, as these issues can spread and cause structural damage if left untreated.

Given that Falfield has a significant proportion of properties over 50 years old, with many dating back to before 1945, the likelihood of encountering one or more of these defects is relatively high. This is precisely why a RICS Level 2 Survey is such a valuable investment before committing to a purchase. The cost of the survey is minimal compared to the potential expense of repairing hidden defects after you have completed the buy.