RICS Level 2 Survey in GL54 2

Our RICS Level 2 survey provides a thorough inspection of all accessible areas of the property, including the roof space where safe access is possible, walls, floors, windows, doors, and permanent outbuildings. We check the condition of the property's structure, identifying any defects that might affect the value or safety of the home. The survey uses a simple traffic light rating system: red for urgent issues requiring immediate attention, amber for defects that need repairing but are not urgent, and green for satisfactory condition. This system makes it easy to prioritize any remedial work needed after your purchase.

Given the nature of properties in GL54 2, our inspectors pay particular attention to the specific issues affecting Cotswold stone buildings. The characteristic golden limestone walls found throughout Bourton-on-the-Water and surrounding villages require specialist understanding. We look for signs of damp penetration, which is particularly common in older solid-wall properties, and assess the condition of traditional roofs that may feature natural slate or Cotswold stone tiles. Our team has extensive experience identifying the subtle signs of deterioration that affect these traditional buildings.

The Level 2 survey also includes a market value assessment and rebuild cost valuation, which proves invaluable for insurance purposes. We highlight any legal issues that our inspectors become aware of during the inspection, such as missing building regulations approvals or potential boundary disputes that might affect your investment. In a market where properties regularly exceed £400,000, having an accurate rebuild cost valuation ensures your insurance cover is adequate.

We also examine the grounds around the property, including any trees that might affect the foundations. In parts of GL54 2 where clay-rich soils occur, trees planted close to properties can cause ground movement over time. Our surveyors know to look for signs of subsidence or heave that might indicate foundation issues, particularly in properties with mature trees in the grounds.

• External walls and roof condition
• Damp and moisture assessment
• Windows, doors, and joinery
• Plumbing and electrical visible items
• Outbuildings and boundaries
• Market value and rebuild cost

Based on our experience surveying properties across Bourton-on-the-Water, Upper Rissington, Little Rissington and nearby villages, we frequently identify several recurring issues. Damp problems rank high on the list, particularly rising damp and penetrating damp in older Cotswold stone properties. These buildings were constructed before modern damp-proof courses were standard, and solid walls are particularly susceptible to moisture penetration, especially during the wet winter months typical of the Cotswolds. We often find that original cement-based renders have failed, allowing water to penetrate the stonework.

Roof conditions also require careful assessment. Many traditional roofs in the area use natural slate or Cotswold stone tiles, which can become brittle with age or suffer from broken and missing tiles after storms. Leadwork around chimneys and valleys often shows signs of deterioration, and we're trained to spot the early warning signs of these issues before they develop into more serious problems. In our experience, properties along the main streets of Bourton-on-the-Water tend to have particularly mature roof structures that require close inspection.

Electrical and plumbing systems in older properties frequently require updating to meet current regulations. We see many homes with old consumer units, outdated wiring particularly cloth-covered cables that were common before the 1970s, and original plumbing that has exceeded its expected lifespan. While we don't test these systems, we note their condition and recommend further investigation by qualified electricians and plumbers where appropriate. In properties where the original systems remain, we often recommend comprehensive rewiring or replumbing before purchase.

Given the clay-rich soils that occur in parts of the Cotswolds, we also watch for signs of subsidence or movement. Trees planted close to properties can cause ground movement, and properties near the River Windrush may have additional considerations around flood risk and ground stability. We've surveyed several properties in Bourton-on-the-Water where mature trees close to the building have caused foundation issues over time. Our surveyors will note any trees within falling distance of the property and assess whether they might affect the foundations.

Many properties in GL54 2 were built before modern building regulations were introduced, meaning that alterations over the years may not have the required building regulations approval. We check for signs of unapproved extensions, converted lofts, or modified layouts that might require retrospective consent. This is particularly important in conservation areas where stricter controls apply.