RICS Level 2 Survey in Icomb

Icomb's housing stock presents unique challenges that our surveyors encounter regularly. The village's Conservation Area status means many properties are either listed or subject to strict planning controls, and a significant proportion were built before 1919 using traditional Cotswold stone construction. These older properties often have solid walls without modern cavity insulation, and the original lime mortars used in their construction can deteriorate over time, leading to damp issues and structural concerns that a Level 2 Survey can identify. Our inspectors have seen countless properties where inappropriate modern repairs using cement mortar have accelerated stonework decay, a particular problem in this area.

The predominant building material in Icomb is local Jurassic limestone, typically laid in ashlar or rubble stone patterns with lime mortar. While limestone is generally durable, properties constructed in this way can develop specific defects including rising damp where ground levels have been raised, penetrating damp through degraded pointing, and deterioration of the stonework itself in exposed positions. Our inspectors examine these issues systematically, providing you with a clear picture of the property's condition. We frequently find that historic properties have had their external ground levels raised over decades, creating damp bridges in solid stone walls that allow moisture to rise above skirting board level.

Roof conditions are a particular concern in this area. Many Icomb properties feature traditional stone slate or clay tile roofs that can suffer from slipped or broken tiles, failing pointing to ridge tiles, and deteriorated rafters or purlins. The timber elements within these roofs are susceptible to woodworm infestation and both wet and dry rot, particularly where ventilation has been compromised by modern alterations or additional insulation. Our surveyors will access the loft space where accessible to examine these timbers closely, often finding issues that are not visible from ground level.

The age of Icomb's housing stock means that outdated services are frequently encountered during our surveys. Electrical wiring installed decades ago may not meet current regulations, and old plumbing systems with galvanized steel pipes or lead connections are common in properties built before the 1970s. We flag these issues in our reports, as they often require immediate attention from qualified tradespeople before occupation.

• Stonework deterioration
• Roof condition issues
• Damp and condensation
• Timber defects
• Structural movement
• Outdated services

The geology of the Cotswolds around Icomb consists primarily of Jurassic limestone bedrock, which generally presents a low shrink-swell risk. However, localised areas may have superficial deposits of clay that can introduce moderate movement potential, particularly during periods of drought or excessive rainfall. Our surveyors are aware of these ground conditions and will look for signs of subsidence or settlement that might indicate foundation issues. In our experience, properties built on clay deposits can show hairline cracking to external walls following dry summers, and we know to investigate this carefully during the inspection.

Flood risk in Icomb varies across the village. While the risk from rivers and the sea is very low, there are areas with low to medium risk of surface water flooding, particularly in lower-lying parts of the village and near minor watercourses. Properties in these areas may be more susceptible to damp issues, and our survey includes assessment of any flood-related damage or vulnerability. We have inspected properties in similar Cotswold villages where surface water has entered through ground-floor doors and windows, leaving tell-tale watermarks that we look for during our inspection.

Historic quarrying for Cotswold stone is prevalent throughout the area. While generally stable, disused quarries in very specific localities could be a consideration, and our surveyors are familiar with the local geography. The combination of these environmental factors means that a thorough Level 2 Survey is particularly valuable when purchasing in this area. We also check for evidence of nearby trees that might affect foundations, as the clay substrata in parts of the village can be vulnerable to root-induced subsidence.

The village sits in a rural area where agriculture and tourism play significant roles in the local economy, and many properties are used as second homes. This affects the maintenance patterns we observe, with some properties potentially standing empty for extended periods. We have seen properties where lack of occupation has led to undetected leaks or damp problems that would be immediately apparent in continuously occupied homes, and our survey process accounts for these specific circumstances.