RICS Level 2 Survey in Hillesley and Tresham

Our RICS Level 2 Survey provides a thorough assessment of conventional properties in reasonable condition. We examine the main structural elements including walls, floors, ceilings, roofs, and foundations. The survey identifies defects, explains their implications, and categorises them by urgency using a traffic light system. For properties in Hillesley and Tresham, this particularly includes assessing Cotswold stone walls for weathering and mortar deterioration, checking slate roofs for slipped or damaged tiles, and evaluating the condition of historic windows and doors common to period properties.

The report includes a market valuation and an insurance rebuild cost, both tailored to the Hillesley and Tresham property market. Our surveyors draw on local knowledge of sale prices and construction costs specific to the Cotswolds area. We also check for signs of damp, which is a common concern in older Cotswold stone properties, and assess timber elements for rot or beetle infestation. The survey covers services such as plumbing, electrical wiring, and heating systems, flagging any obvious safety concerns or outdated installations that require professional attention.

When we inspect a property in this area, we pay particular attention to the junction between old and new construction, as many cottages here have been extended over the years. These extensions, while often well-intentioned, can introduce complications such as mismatched materials, hidden structural alterations, or differential movement between the original building and the extension. Our surveyors document these areas thoroughly and advise on any potential issues.

• Structural walls and foundations
• Roof covering and structure
• Damp and timber condition
• Windows, doors, and joinery
• Plumbing and electrical systems
• Boundaries and outside areas

Properties in Hillesley and Tresham face several characteristic defects that our surveyors know to look for. The thick Cotswold stone walls, while durable, can suffer from mortar erosion over time, particularly in exposed positions on the western ridge. This deterioration allows water penetration, which can lead to damp issues internally. We inspect pointing condition carefully and note any areas where stone faces have become loose or have weathered significantly.

The Cotswold stone slate roofs found on many properties require specialist assessment. These traditional roofs are beautiful but can be vulnerable to slipped slates, especially after harsh winters. We examine the roof closely for any missing, cracked, or displaced slates, and check the condition of lead flashings around chimneys and valleys. Given the age of many properties, we also assess whether the roof structure shows signs of past repairs or modifications.

Timber-framed elements, where present, require careful inspection for both rot and beetle infestation. Many historic cottages in the parish feature exposed timber frames or original oak beams that can be affected by wood-boring insects or fungal decay, particularly if moisture has entered the building. Our surveyors use moisture meters and visual assessment to identify any timber defects that might compromise structural integrity.

Older electrical installations are another common concern in this area. Properties that have not been updated in recent years may still have older fuse boards, dated wiring, or insufficient socket points. We flag any obvious electrical safety concerns and recommend that a qualified electrician carry out a more detailed inspection if needed. Similarly, plumbing systems in older properties may feature galvanised pipes that are prone to corrosion and reduced water pressure.

Hillesley and Tresham benefits from a low flood risk from rivers and the sea, rated as low across the parish. Surface water risk ranges from low to medium-low, meaning flooding from heavy rainfall is uncommon but not impossible. Our surveyors note any signs of past water ingress or damp penetration, which is particularly important for properties with cellars or those situated in lower-lying parts of the valley. We also assess the effectiveness of existing drainage systems and the condition of gutters and downpipes, which are essential for protecting Cotswold stone walls from water damage.

While the underlying limestone geology of the Cotswolds generally provides stable ground conditions, our surveyors remain alert to any signs of subsidence or ground movement. Properties built on clay subsoil can experience shrink-swell issues during dry or wet periods, which may manifest as cracking in walls or door and window sticking. We examine all external walls for signs of movement and note any existing crack monitoring marks or previous repairs that might indicate past structural issues.

In this rural parish, we also check for any potential environmental hazards such as nearby agricultural activities or historical land uses that might affect the property. Former farm buildings or land that has been used for industrial purposes may have contamination issues that require further investigation. Our survey will note any obvious signs of potential ground contamination or environmental concerns that you should be aware of before completing your purchase.