RICS Level 2 Survey in Great Tew

The village of Great Tew presents unique considerations for prospective property buyers. With properties ranging from one-bedroom cottages to large detached farmhouses, the housing stock is predominantly older, with many dwellings dating back to the 17th century. The Great Rebuilding of England period saw extensive reconstruction of the village's cottages and houses, and subsequent restoration programs have brought many historic properties back to their former glory. This means that the majority of homes in Great Tew are well over 50 years old, making a Level 2 Survey particularly valuable for identifying age-related defects and ongoing maintenance requirements.

Ironstone is the predominant building material in Great Tew, sourced from the local quarry that reopened in 2000 specifically to supply stone for building and renovation projects. This distinctive orange-brown stone, interspersed with tones of dark brown and cream limestone, gives the village its characteristic warm, toffee-coloured appearance. However, ironstone construction can present specific challenges including weathering, mortar deterioration, and differential settlement. Our surveyors understand these local construction methods and can accurately assess the condition of ironstone walls, identifying any signs of movement or deterioration that might not be apparent to untrained eyes.

Many properties in Great Tew feature thatched roofs, adding to the village's historic charm but also requiring specialist knowledge to assess properly. Thatched roofs have different maintenance requirements and potential defects compared to conventional tiled or slate roofs. Additionally, the village's setting in the Cotswold Hills means properties may be constructed on clay soils, which are susceptible to shrink-swell behaviour depending on moisture levels. This ground movement can affect foundations, particularly in older properties with shallow footings. Our Level 2 Survey provides a comprehensive assessment of all these local factors.

Properties along The Lane, Church Lane, and those bordering the village green often represent the oldest stock, with many dating to the original 17th-century development. Our surveyors frequently inspect properties along these historic routes and understand the specific construction methods used by local builders of that era. When purchasing in these premium locations, a thorough survey is essential to understand any legacy issues from centuries of occupation and modification.

• Ironstone wall construction
• Thatched and slate roofing
• Pre-1919 heritage properties
• Conservation area restrictions
• 87 Grade II listed buildings

Given the age and construction methods used throughout Great Tew, our surveyors frequently identify several categories of defect. Dampness is perhaps the most common issue, manifesting as rising damp in properties without modern damp-proof courses, penetrating damp due to aging brickwork or defective weatherproofing, and condensation resulting from inadequate ventilation. Ironstone walls are particularly susceptible to moisture ingress, especially where mortar pointing has deteriorated over time. Our surveyors use their expertise to identify the type and cause of any dampness, distinguishing between minor issues and more serious problems requiring immediate attention.

Roof defects are another frequent finding in Great Tew properties. Thatched roofs, while beautiful, require regular maintenance and are susceptible to damage from weather, wildlife, and age. Even properties with slate or tile roofing often show signs of deterioration including missing or broken tiles, sagging roof lines, crumbling ridge mortar, and failed flashings. The age of many properties means that original roof structures may have been subjected to decades of weather exposure, and our surveyors carefully assess the remaining lifespan of roofing elements and any repairs that may be required.

Structural issues can also be identified during a Level 2 Survey. Properties built on clay soils in the Cotswold Hills may experience subsidence or heave due to moisture changes affecting the underlying ground. This is particularly relevant for older properties with shallow foundations and those near mature trees, where root systems can further destabilise soils. Our surveyors look for signs of structural movement including cracks in walls, uneven floors, and misaligned doors and windows. While many such movements are historic and stable, our report will advise if further investigation is needed.

Outdated electrical and plumbing systems are commonly found in older Great Tew properties. Many homes still contain original wiring that does not meet modern safety standards, posing fire risks. Similarly, lead pipework may still be present in older properties. Our survey includes a visual inspection of accessible electrical and plumbing installations, and we will flag any obvious safety concerns or systems that appear to be original installations requiring updating. Given the premium values in Great Tew, electrical and plumbing upgrades can represent significant investment for buyers.

• Rising and penetrating damp
• Roof deterioration and leaks
• Structural movement and subsidence
• Outdated electrical systems
• Lead water pipes
• Timber rot and woodworm

While Great Tew is not located in a high-risk flood zone, being situated inland away from major watercourses, prospective buyers should still be aware of potential flood risks. Surface water flooding can occur during periods of intense rainfall, particularly in areas with clay soils that have low permeability. The topography of the Cotswold Hills can result in water running off higher ground and accumulating in lower-lying areas. Our surveyors will note any signs of previous flooding or drainage issues during the inspection, including watermarks, mould growth, or damp staining that might indicate past water ingress.

The geological conditions in Great Tew present specific considerations for property buyers. The village sits on clay-rich soils that are susceptible to shrink-swell behaviour. During periods of dry weather, clay soils contract and can cause foundations to settle, while during wet periods they expand. This seasonal movement can affect older properties with shallow foundations, particularly those with trees nearby. The British Geological Survey identifies shrink-swell as a significant geohazard in many parts of the UK, and our surveyors are trained to look for signs of this type of ground movement, including diagonal cracking pattern or door alignment issues.

Great Tew has an active ironstone quarry, which has supplied building materials for centuries. While the quarrying operation is now conducted above ground, rather than underground, it is worth being aware of the geological conditions when purchasing property. Our surveyors assess each property individually, taking account of local geology and any features that might indicate ground instability. For most properties in the village, the risk is low, but our report will always highlight any concerns identified during the inspection. We can also advise on any nearby historical quarrying activity that might have created ground conditions worth monitoring.