RICS Level 2 Survey in Great Witcombe

Our RICS Level 2 surveys are specifically suited to properties in Great Witcombe, where the housing stock includes a significant proportion of older buildings constructed using traditional methods. The survey provides a detailed inspection of all visible and accessible elements of the property, including walls, floors, ceilings, roofs, and foundations. Our surveyors examine the condition of timbers for signs of woodworm or rot, assess the roof covering and flashing, check for damp penetration in solid walls, and evaluate the condition of windows and doors. We also inspect the property's boundaries, outbuildings, and any retaining walls that could affect the structural integrity of the main dwelling.

Given the likelihood of Cotswold stone and brick construction in many Great Witcombe properties, our surveyors pay particular attention to the integrity of solid walls, which may lack modern cavity insulation. We check for signs of settlement or movement that could indicate subsidence, particularly important in areas where clay geology may be present beneath the foundations. Our inspectors are experienced in identifying the subtle signs of historic movement in period properties, distinguishing between patterns of cracking that indicate active problems versus those resulting from longstanding structural conditions that require no further action.

We inspect the services within the property, including electrical installations, plumbing, and heating systems. Our surveyors will identify where electrical work may not meet current regulations, where plumbing poses leakage risks, or where heating systems require servicing. We examine the consumer unit, wiring condition, and test a sample of sockets where accessible. For plumbing, we check for the presence of lead pipes, inadequate pipe insulation, and the condition of stopcocks and isolation valves. The resulting report provides a clear red, amber, or green rating system that helps you prioritise any remedial work identified during the inspection.

The Level 2 survey also includes a market valuation and an insurance reinstatement figure, which proves valuable for mortgage purposes and for ensuring you have adequate insurance cover. We highlight any particularly valuable features of the property that may affect its value, such as unique architectural details, heritage elements, or significant land holdings. This valuation aspect adds further context to our inspection findings, helping you understand how identified defects might impact your investment in the broader market context of Great Witcombe.

• Wall condition assessment
• Roof and chimney inspection
• Damp and timber analysis
• Electrical and plumbing checks
• Boundary and outbuilding review
• Energy efficiency considerations
• Market valuation and reinstatement cost

Properties in Great Witcombe, particularly those of period construction, often exhibit specific defects that our Level 2 surveys are designed to identify. Rising damp is frequently encountered in older solid-wall properties where original damp-proof courses may have failed or were never installed. Our surveyors use their expertise to identify the type and extent of dampness, distinguishing between rising damp, penetrating damp from defective roof coverings or flashing, and condensation issues caused by inadequate ventilation. We measure moisture levels in walls using professional equipment and provide clear recommendations for remediation based on the specific cause of the dampness.

Roof conditions are a common concern in this area, where older properties may feature original slate or tile coverings that have deteriorated over decades of exposure to the elements. Our inspection covers the roof structure, including rafters, purlins, and any visible signs of timber decay. We also assess chimney stacks and flashing, which are frequent sources of water penetration in period properties. The condition of lead flashing around chimneys and roof windows is checked, as deterioration in these areas can lead to significant water damage over time. We have frequently encountered slipped tiles, degraded pointing, and corroded flashing during our inspections of properties in the Great Witcombe area.

Electrical and plumbing systems in older Great Witcombe properties frequently require attention. Original wiring may not meet current Part P building regulations, and consumer units may be outdated or inadequately protected. We inspect the electrical installation from the meter through to the consumer unit and test a sample of sockets where it is safe and accessible to do so. Similarly, lead pipes or outdated plumbing fittings may be present, posing both maintenance and health considerations. Our surveyors flag these issues clearly in the report, enabling you to budget for necessary upgrades before completing your purchase.

Given the clay geology that may be present in parts of Gloucestershire, we pay particular attention to signs of subsidence or structural movement during our inspections. This includes checking for cracks in walls, particularly those that are diagonal or stair-step in pattern, assessing whether doors and windows stick or do not close properly, and looking for signs of uneven floors. If we identify any concerns, we will recommend further investigation by a structural engineer, as early identification of subsidence can prevent more serious and costly problems down the line.