RICS Level 2 Survey in GL51 3 Cheltenham

Our inspectors examine every accessible area of the property during a Level 2 survey. We start with the exterior, assessing the condition of walls, roofs, gutters, and chimneys. In GL51 3, where we see many semi-detached and terraced properties, we pay particular attention to shared boundaries and any signs of movement that might indicate subsidence or ground settlement. The high water table in parts of Cheltenham means we always check for evidence of damp penetration, particularly in lower ground floor areas. Our surveyors are familiar with the clay-rich soils in parts of the area that can expand and contract with moisture changes, potentially affecting foundations over time.

Inside the property, we inspect the condition of the walls, floors, and ceilings, looking for cracks, signs of damp, or structural issues. Our surveyors test doors and windows to ensure they operate correctly and check the integrity of any fitted joinery. We examine the condition of kitchen units, bathroom fittings, and other fixtures, noting any defects that might require immediate attention or future maintenance budgeting. Every room receives a thorough assessment, with detailed notes on the condition of surfaces, finishes, and any visible defects. We specifically look for signs of previous water ingress that may not be immediately obvious to an untrained eye, particularly in properties near the Hatherley Brook area which has seen flood concerns in new developments.

The survey includes a comprehensive evaluation of key building services. We inspect the electrical system, checking the condition of the consumer unit, wiring, sockets, and switches where visible. Gas services are examined for visible pipework, connections, and any signs of leaks or corrosion. We assess the plumbing system, including water pressure, drainage, and the condition of visible pipes and fittings. While we don't test appliances or switch on systems that have been isolated, we note any obvious defects or concerns that warrant further investigation by a qualified tradesperson. In older Cheltenham properties, we frequently find outdated consumer units and rubber-insulated wiring that would benefit from a full Electrical Installation Condition Report by a registered electrician.

Our report includes a detailed assessment of any extensions or alterations to the original property. Many homes in Cheltenham have been extended over the years, and we check whether these additions have been constructed properly and whether the necessary planning permissions and building regulations approvals were obtained. We examine the condition of any dormer windows, roof conversions, or ground floor extensions, ensuring they are structurally sound and don't introduce defects to the main building. Properties along Shurdington Road and in the GL51 3AH area have seen recent planning applications for extensions, highlighting the importance of checking whether any additions to properties you're buying were properly authorized.

• Structural walls and foundations
• Roof covering and structure
• Chimneys and flues
• Rainwater goods and drainage
• Windows and doors
• Damp proof course
• Electrical systems
• Gas pipework and connections
• Plumbing and drainage
• Internal finishes and fixtures

Damp is one of the most frequent issues our surveyors encounter in Cheltenham properties, and GL51 3 is no exception. The town's high water table means properties are particularly susceptible to rising damp, especially older homes without an effective damp-proof course or where ground levels have risen above the DPC. We frequently find signs of penetrating damp caused by damaged rainwater goods, cracked render, or inadequate weatherproofing. Condensation is also common, particularly in properties with poor ventilation, and can lead to black mould growth on cold surfaces. Properties in areas with clay soils near Badgeworth Road can also experience moisture-related issues as the ground conditions retain water, especially during wet Gloucestershire winters.

Roof conditions vary significantly across the area. Older properties may have original slate or tile roofs that, while durable, can suffer from broken or slipped tiles, failed mortar pointing, and deteriorating flashings. We often find issues with flat roof coverings on extensions and porches, where age and ponding water have caused deterioration. Chimneys are another frequent source of concern, with parapet walls particularly vulnerable to water penetration in Cheltenham's variable climate. Our surveyors inspect roof spaces wherever accessible, checking insulation levels, the condition of rafters and joists, and any signs of past or current leaks. The Regency and Victorian properties in older parts of GL51 3 often have complex roof structures that require careful inspection.

Structural movement, while not always serious, appears periodically in properties across GL51 3. This can manifest as cracks in walls, doors and windows that stick or don't close properly, or floors that feel uneven. Causes range from natural ground settlement in newer properties built on developments like Great Oldbury to subsidence from tree roots or drainage issues in older homes. Our surveyors assess the nature and severity of any movement, distinguishing between minor settlement cracks that are cosmetic and more serious issues that require structural engineer involvement. Properties near mature trees or those with historically poor drainage are particularly prone to these issues.

Outdated electrical systems are commonly found in properties that haven't been updated for 20-30 years or more. We frequently identify old fuse boards with wooden backs, rubber-insulated wiring, and a lack of modern circuit protection. While we don't fully test electrical systems, we note visible deficiencies and recommend a qualified electrician conduct a full Electrical Installation Condition Report (EICR) before completion. Similarly, we often find outdated gas pipework, particularly in properties with old combi boilers or unvented hot water systems. In Cheltenham's older properties, we sometimes encounter legacy pipework that predates current regulations and should be inspected by a Gas Safe registered engineer.