RICS Level 2 Survey in Cirencester GL7 1

Our inspectors examine every accessible part of your Cirencester property, inside and out. We check the condition of walls, roofs, floors, doors, and windows, assessing their current state and identifying any defects that require attention. The survey includes a thorough evaluation of the property's structure, including load-bearing walls, foundations, and any signs of movement or subsidence that may be relevant given the local clay deposits in parts of GL7 1. We measure and assess the property's size, layout, and construction type, noting any alterations or extensions that may have been carried out without appropriate building regulation approval.

We specifically look for issues common to Cirencester's housing stock. Properties built before 1919, which make up around 25% of the local market, often have solid walls without damp-proof courses, making them susceptible to rising damp. We check for spalling on Cotswold stone, erosion of traditional lime mortar joints, and the condition of historic render finishes. For properties in flood-risk areas near the River Churn, we assess any previous water damage or drainage concerns. The underlying geology of GL7 1 is predominantly Jurassic limestone from the Great Oolite Group, which is generally stable, but superficial deposits of clay around river valleys can introduce moderate shrink-swell risk in specific localized areas.

The survey also covers essential services, including electrical installations, plumbing, and heating systems. Many older Cirencester properties still have original wiring from the mid-20th century, which may not meet current regulations. We identify outdated electrics, unsafe consumer units, and plumbing systems that may need updating. Our report gives you a clear RAG rating for each element - red for urgent defects, amber for issues requiring attention, and green for satisfactory condition. We also check the condition of the consumer unit, the presence of adequate earthing, and whether the electrical installation has been recently tested.

For properties in or near the Cirencester Conservation Area, which covers much of the town centre and surrounding historic residential areas within GL7 1, we pay particular attention to any alterations that may require listed building consent. Many properties in these areas are subject to stricter planning controls, and our survey flags any works that might affect the character or value of the property. We understand that buying a listed building or a property within a conservation area carries additional responsibilities and potential costs.

• Structural walls and foundations
• Roof, chimneys, and rainwater goods
• Windows, doors, and joinery
• Dampness and moisture penetration
• Electrical and gas services
• Drainage and wastewater systems
• Extensions and alterations
• Conservation area considerations

Our surveyors regularly identify specific defects across Cirencester's diverse housing stock. Damp problems feature prominently, particularly in older properties with solid walls or inadequate damp-proof courses. Rising damp is common in Victorian and Edwardian terraced houses throughout the town centre, where original cement-based renders trap moisture instead of allowing the walls to breathe. Penetrating damp often affects Cotswold stone properties where the soft limestone has weathered or where mortar joints have eroded, allowing water ingress during prolonged rainfall.

Roof condition issues are another frequent finding in our Cirencester surveys. Properties with natural slate or clay tile roofs, common across the GL7 1 area, often show signs of wear including slipped tiles, deteriorated leadwork, and failing felt underneath. The flashings around chimneys are particularly vulnerable, and we regularly identify areas where lead has deteriorated or been poorly repaired. For period properties with original roofs, the timber structure may show signs of woodworm or rot, especially where ventilation has been inadequate.

Given the local geology, we pay close attention to signs of subsidence or heave. The clay deposits present in parts of GL7 1 can cause ground movement, particularly where mature trees are close to properties or where drainage is inadequate. We examine walls for cracks that might indicate structural movement, assess the condition of foundation walls, and look for signs of past subsidence that might have been patched or covered. Properties near the River Churn flood plain warrant particular attention, as past flooding can lead to long-term damp issues and structural damage that may not be immediately visible.

Electrical and plumbing defects remain common in Cirencester's older properties. Properties built before the 1980s often have electrical systems that do not meet current standards, including outdated fuse boards, inadequate earthing, and original wiring that may be reaching the end of its safe life. Similarly, many older homes still have galvanized steel or lead water pipes, which can affect water quality and pressure. We identify these issues and provide clear recommendations for upgrading.

Even if you're buying a brand-new home from one of the new developments in Cirencester, a RICS Level 2 Survey provides valuable protection. New builds from The Steadings, Chesterton Farm, or Corinium Via may have defects that aren't immediately visible. Our survey checks that all installations meet building regulations, verifies the quality of construction, and identifies any snagging issues that need addressing before you complete. Redrow Homes, Miller Homes, and Barratt Homes all build to high standards, but every development has potential issues that benefit from independent inspection.

The Steadings on Somerford Road (GL7 1US) offers 2, 3, 4, and 5-bedroom homes from £337,995 to £724,995. Chesterton Farm (GL7 1XF) provides properties from Miller Homes ranging from £340,000 to £650,000. Corinium Via on Kingshill Lane (GL7 1FP), built by Barratt Homes and David Wilson Homes, offers homes from £280,000 to £600,000, including apartments alongside houses. Even on these modern developments, our surveyors have identified issues including incorrect installations, drainage problems, and building regulation compliance matters that required addressing.

The RICS Level 2 Survey is suitable for most properties, including new builds, conventional older homes, and converted flats. However, if you're considering a listed building within the Cirencester Conservation Area, we may recommend a more detailed RICS Level 3 Building Survey. These properties often have unique construction methods, historic materials, and specific conservation requirements that warrant additional specialist assessment. Listed buildings may have restrictions on alterations, and a Level 3 survey provides more detailed information about the property's construction and condition.

• New build snagging inspection
• Verification of building regulation compliance
• Quality of workmanship assessment
• Equipment and fixture testing
• Drainage system inspection
• Attic and roof space examination