RICS Level 2 Survey in Great and Little Kimble cum Marsh

Our RICS Level 2 survey provides a thorough visual inspection of all accessible areas of your property. We examine the walls, roof, floors, doors, windows, and interior joinery, identifying any defects that could affect the value or safety of the property. The survey uses the RICS traffic light rating system to clearly indicate condition: red for urgent issues requiring immediate attention, amber for defects needing future repair, and green for satisfactory condition. This straightforward approach helps you understand exactly what you are buying and what investment may be needed after completion.

In a parish like Great and Little Kimble cum Marsh where housing stock varies widely in age, our inspectors pay particular attention to common issues found in older properties. These include dampness in solid-walled buildings, deterioration of historic roof structures, and the condition of original windows and doors. We also check for signs of structural movement, particularly in properties with shallower foundations that are more susceptible to ground movement. The Vale of Aylesbury location means clay soils can cause subsidence issues, especially where trees are close to properties.

Our survey report includes a market valuation, ensuring you know if the property is priced appropriately for the current market. This is particularly valuable in the Great and Little Kimble cum Marsh area where property prices range significantly based on location, size, and condition. The report also provides rebuilding cost estimates for insurance purposes, giving you complete information for your purchase decision. We factor in local construction costs and the specific characteristics of properties in this area when calculating rebuild values.

The census data shows 171 dwellings in Great Kimble, 128 in Little Kimble, 100 in Marsh and Kimblewick, and 69 elsewhere in the parish. This mix of properties means our inspectors must adapt their approach for each survey, understanding the specific construction methods and materials used in each village. From traditional brick cottages to contemporary executive homes, we have the local knowledge to identify issues specific to each property type.

• Visual inspection of all accessible areas
• Structural condition assessment
• Damp and timber decay testing
• Electrical and plumbing observations
• Market valuation
• Rebuilding cost estimate

The housing stock in Great and Little Kimble cum Marsh reflects its position at the foot of the Chiltern Hills in the Vale of Aylesbury. Traditional properties in the area predominantly feature brick construction, as evidenced by historic buildings like Dodds Charity in Kimblewick, which is a Grade II listed brick building dating back centuries. Many older properties were built with solid walls rather than modern cavity wall construction, which has significant implications for damp resistance and thermal efficiency. Our inspectors understand these traditional construction methods and know what to look for when assessing properties that may be 100 years or more old.

The parish contains over 12 listed buildings, including two Grade I medieval churches - All Saints in Great Kimble and St Mary and Nicholas in Little Kimble. Properties in and around these heritage areas often feature traditional building materials including lime mortar, historic brickwork, and original timber-framed elements. When surveying these properties, our team pays particular attention to the condition of historic features and any alterations that may have been made over the years. We understand that maintaining heritage features requires specialist knowledge, and our reports provide practical advice for ongoing maintenance.

Approximately 25% of the parish falls within the Chilterns Area of Outstanding Natural Beauty and the Green Belt, which influences the type of development permitted and the architectural character of new homes. New build developments like Arabella Park and Hayfield Crescent feature contemporary construction with air source heat pumps, EV charging points, and energy-efficient underfloor heating. These modern homes represent a different construction approach entirely, and our survey methodology adapts accordingly to identify any defects specific to newer build quality.

The parish housing stock presents several typical issues that our inspectors frequently identify during Level 2 surveys. Dampness remains the most common problem, particularly in older solid-walled properties where modern cavity wall insulation is absent. Properties built before 1900 often lack proper damp-proof courses, making them vulnerable to rising damp. The historic brickwork seen in buildings like Dodds Charity in Kimblewick demonstrates traditional construction that requires specialist understanding during inspection. Our damp testing equipment helps us identify areas of concern that may not be visible to the untrained eye.

Roof conditions frequently require attention, especially on period properties with original slate or clay tiles. Our inspectors examine ridge tiles, mortar pointing, and flashing details, identifying any slipped tiles or areas of deterioration that could lead to water ingress. Flat roofs on extensions and garages are also common problem areas, with many showing signs of age-related wear that requires ongoing maintenance. In this area, we frequently see roofs that have surpassed their expected lifespan and require re-roofing or significant repair.

Electrical systems in older properties often fall below current safety standards. Original wiring from the mid-20th century or earlier may still be in use, presenting fire risks that require upgrading. Similarly, plumbing systems with original lead or galvanised steel pipes deteriorate over time and typically need replacement during renovation. Our survey highlights these issues so you can budget for essential upgrades. We note the approximate age of consumer units and identify any absence of modern RCD protection.

Flood risk is a consideration in certain parts of the parish, particularly near watercourses and low-lying areas. Our inspectors note visible signs of past flooding or drainage concerns during the survey, though we always recommend consulting the Environment Agency for specific flood risk information. Parts of Great and Little Kimble cum Marsh, particularly near Bonnybrook and certain areas of Little Kimble, have identified flood risk. The Neighbourhood Plan has raised objections to development in flood zones, reflecting local concerns about surface water and river flooding.

• Rising and penetrating damp
• Roof tile deterioration
• Structural cracking
• Outdated electrical systems
• Original plumbing
• Timber decay
• Drainage issues

The unique characteristics of the Great and Little Kimble cum Marsh property market make a RICS Level 2 survey particularly valuable for buyers. With property prices ranging from £565,000 for entry-level detached homes to over £1,375,000 for premium properties, the investment in a survey represents excellent value for money. A survey can identify issues that might otherwise only become apparent after completion, potentially saving you thousands in unexpected repair costs.

The parish has seen various housing developments over the years, from small-scale developments to amalgamations, radical extensions, total rebuilds, and barn conversions. This variety means no two properties are quite the same, and our inspectors approach each survey with fresh eyes and local knowledge. We understand how properties in each village - Great Kimble, Little Kimble, Marsh, and Kimblewick - may differ in construction and common issues.

Many residents commute to work, with the 2011 census indicating 357 residents travelled to work by car or van and 72 working mainly from home. Little Kimble railway station provides direct services to London Marylebone, making the area popular with commuters. Schools in the area, including Great Kimble Church of England School and Griffin House School, are thriving with waiting lists, attracting families to the area. Our surveys help buyers make informed decisions about properties that may suit their family needs for years to come.