RICS Level 2 Survey in Andoversford GL54 4

The RICS Level 2 Survey provides a thorough inspection of the property's condition focusing on issues that affect the value. Our chartered surveyors examine all accessible areas of the property, including the roof space where safe to do so, the exterior walls, damp proof courses, and critical building elements like windows, doors, and chimneys. We use a systematic approach to assess every accessible element, documenting our findings with photographs and detailed descriptions that help you understand exactly what you're purchasing.

In the GL54 4 area, where Cotswold stone properties dominate the housing stock, our surveyors pay particular attention to the unique construction methods found in this region. We check for signs of damp penetration through solid stone walls, assess the condition of traditional slate and stone tile roofs, and evaluate any historic lime mortar pointing that may require maintenance. Many properties in this area, particularly those in GL54 4NY and GL54 4JA, were built between 1800 and 1911 using traditional methods that differ significantly from modern construction.

The survey produces a clear traffic-light rating system highlighting defects by severity - red for urgent issues requiring immediate attention, amber for defects needing future repair, and green for satisfactory condition. Each issue includes a detailed explanation and recommendation, helping you understand exactly what you're purchasing and what maintenance may be needed. Our reports typically run 10-15 pages, providing you with a comprehensive yet easy-to-understand assessment of your potential new home.

Our inspectors assess numerous specific elements during each survey. We examine the roof structure and coverings, checking for slipped tiles or deteriorated pointing on stone tiles common to Cotswold properties. We inspect all windows and doors for condition and operation, assess chimneys for structural integrity, and evaluate the condition of rainwater goods. We also check the condition of any extensions or alterations, which is particularly important in this area where many properties have been extended over the years.

• Visual inspection of all accessible areas
• Assessment of construction and condition
• Identification of defects and subsidence risk
• Evaluation of damp proof courses and ventilation
• Analysis of roof structure and coverings
• Check of windows, doors, and joinery

Based on our experience surveying properties throughout the Andoversford area, several recurring issues emerge in this part of the Cotswolds. The prevalence of older properties means that damp is frequently identified, particularly rising damp in solid stone walls that lack modern damp proof courses. Our surveyors use professional equipment to assess moisture levels and identify where remedial work may be needed. Properties built before 1919, which make up a significant proportion of the housing stock in GL54 4, often have solid walls without the damp proof courses found in modern construction.

Roof conditions represent another common finding, with older properties often featuring traditional stone tiles or slates that have degraded over decades. We check for slipped tiles, deteriorated pointing, and any signs of timber decay in roof structures. These issues can lead to water penetration if not addressed, and our reports clearly outline any urgent repairs required. In the GL54 4 area, we've seen numerous properties with original stone tile roofs that have exceeded their expected lifespan and require re-roofing or significant repair.

Electrical and plumbing systems in period properties frequently require updating to meet current regulations. Many Cotswold cottages still have original wiring that predates modern safety standards, and our surveys highlight where professional electrical and plumbing inspections may be advisable. We also check for potential subsidence risks, particularly in properties with clay subsoils or those near watercourses. While the limestone bedrock in this area generally presents low risk, localized soil conditions can create movement issues that need monitoring.

Timber defects are another common finding in older Cotswolds properties. Woodworm, rot, and other timber decay issues can affect roof structures, floor joists, and window frames. Our surveyors identify these issues and recommend appropriate specialist inspections where necessary. Additionally, we frequently find defective lime mortar pointing where old pointing has eroded, allowing water penetration into the solid stone walls. This is particularly common on west-facing walls exposed to prevailing winds and rain.

• Rising damp and penetrating damp
• Roof tile damage and deterioration
• Outdated electrical wiring
• Timber decay and woodworm
• Structural movement or subsidence
• Defective lime mortar pointing