RICS Level 2 Survey in Goring Heath

Our RICS Level 2 Survey, also known as a HomeBuyer Report, is specifically designed for properties in conventional good condition. In Goring Heath, where we frequently encounter older properties built before 1919 and during the 1919-1945 period, this survey format provides the ideal balance of thoroughness and accessibility. Our inspectors examine all accessible parts of the property, including the roof space (where safe and accessible), walls, floors, windows and doors, and permanent fixtures and fittings. We operate a systematic inspection process that follows RICS guidelines while paying attention to the specific construction characteristics common in South Oxfordshire.

Given the prevalence of clay-with-flints soils in the Goring Heath area, our survey pays particular attention to signs of subsidence, heave, or movement that can affect properties built on shrink-swell prone ground. We check for cracking in walls, uneven floors, and signs that trees or hedgerows near the property may be causing moisture-related ground movement. This is especially important for the many detached homes in Goring Heath that sit in generous plots with mature vegetation. Our surveyors are trained to identify the subtle indicators of ground movement that might be missed by less experienced inspectors.

We also assess the condition of roofs, which in this area are typically constructed with slate or clay tiles on older properties and may have complex rooflines on period homes. Our surveyors examine the condition of tiles, flashings, leadwork, and gutters, looking for signs of wear, damage, or deferred maintenance that could lead to water ingress. For properties with thatched roofs, which can be found in the surrounding area, we provide additional guidance on their condition and maintenance requirements. We note the age of roofing materials and advise on remaining lifespan where possible.

The survey also includes a visual inspection of services, covering electrical and plumbing installations, heating systems, and drainage. While we do not test these systems, we identify obvious defects, outdated wiring, or installations that do not meet current regulations. For properties in Goring Heath that may have original electrical systems from the mid-20th century, we strongly recommend a full electrical inspection by a qualified electrician alongside your survey.

• Structural integrity and signs of movement
• Roof condition and insulation
• Damp and timber decay
• Windows, doors, and joinery
• Plumbing and electrical condition
• Exterior finishes and pointing

Based on our extensive experience surveying properties throughout the Goring Heath area, we have identified several recurring issues that buyers should be aware of. Damp is perhaps the most common problem, particularly in older properties that may lack proper damp-proof courses or adequate ventilation. Rising damp can affect solid wall construction, while penetrating damp often results from degraded pointing, damaged flashings, or clogged gutters. Our surveyors use professional moisture meters to assess damp levels and identify the source of any moisture problems. We have found damp issues particularly prevalent in properties along the older lanes where traditional building methods were used without modern damp-proofing.

Roof conditions are another frequent finding in our Goring Heath surveys. Many properties in the area feature slate or clay tile roofs that are now decades old. We regularly identify cracked or slipped tiles, damaged leadwork around chimneys and valleys, and deteriorating flashings that could allow water ingress. In some cases, we find that roofs have exceeded their expected lifespan and will require re-roofing within the next few years, a significant cost that our report will highlight. Properties with complex rooflines, including those with multiple valleys and dormer windows, are particularly prone to these issues.

Timber defects, including both wet and dry rot, are commonly found in older Goring Heath properties. These issues often affect window frames, door frames, floor joists, and roof timbers, particularly in areas where moisture has been allowed to accumulate or where ventilation is poor. Woodworm infestations can also be present in older timber elements. Our surveyors tap and probe timber suspect areas to assess their condition and determine whether remedial work is needed. We pay particular attention to timber in roof spaces and ground floor joists, which are most vulnerable in this area.

Outdated electrical and plumbing systems are frequently identified in properties built before the 1980s. Wiring may not meet current regulations and could pose a safety hazard, while old galvanised plumbing pipes are prone to internal corrosion and reduced water pressure. Our survey includes a visual assessment of these services, and we recommend that buyers obtain a separate electrical inspection and gas safety check from qualified electricians and gas engineers. This is especially important for listed buildings where original systems may still be in place.

The clay-with-flints soil common in Goring Heath can cause foundation movement in properties with shallow foundations or those affected by nearby trees. We look for signs of subsidence, including cracking patterns in walls, doors and windows that stick or don't close properly, and uneven floors. While minor historic settlement is common in older properties, significant or ongoing movement requires further investigation. Our report will advise if a structural engineer's inspection is recommended.