RICS Level 2 Survey Kelmscott

Our RICS Level 2 survey provides a thorough inspection of all accessible areas of your Kelmscott property. The surveyor examines the main elements of the building including the roof structure, walls, windows, doors, plumbing and electrical systems, and the general condition throughout. Every significant defect is documented with clear explanations of what it means for the property and what repair or remedial work might be required.

Given the age of properties in Kelmscott, with many dating back to the 17th century and earlier, our surveyors pay particular attention to the condition of historic building fabric. We assess Cotswold limestone walls, traditional timber-framed construction, and older roofing materials that are common throughout this area. The report includes a clear condition rating system so you understand exactly which issues require urgent attention and which are minor matters for future consideration.

The Level 2 survey also includes a market valuation and an insurance rebuild cost assessment, both of which are particularly valuable in Kelmscott where property values exceed the national average. If we identify any serious issues during the inspection, we will provide a provisional figure for the cost of essential repairs, helping you negotiate confidently with the seller or plan your future maintenance budget effectively.

Our surveyors also check for any compliance issues with building regulations, particularly relevant given the number of properties that may have had alterations or extensions carried out over the years. We note any visible signs of previous structural work that may not have been properly approved, as this can affect your insurance coverage and future saleability.

• Roof structure and covering
• Walls, chimneys and damp assessment
• Windows, doors and joinery
• Plumbing and electrical condition
• Floor surfaces and staircase
• Garage and outbuildings
• Damp and timber decay inspection
• Energy performance overview

The historic nature of Kelmscott means that most properties in the village require careful, knowledgeable inspection by surveyors experienced with period construction. With properties dating from the 16th century through to Victorian-era cottages, the construction methods vary significantly and require understanding of traditional building techniques that differ substantially from modern build methods. Our surveyors recognise that Cotswold limestone rubble walls, solid wall construction, and traditional timber-framed elements all have specific defect patterns that differ from modern cavity wall construction.

Many properties in Kelmscott sit within the floodplain of the River Thames and the catchment of Kelmscott Brook, creating specific risks that standard surveys may not adequately address. The devastating floods of July 2007 saw water depths of 2-3 feet affecting properties near The Plough and Kelmscott Manor, with some homes falling within the Environment Agency's 1% probability floodplain. Our surveyors specifically assess flood damage indicators, damp penetration risks, and the effectiveness of any existing flood mitigation measures when inspecting properties in vulnerable locations.

The village's conservation area status and high concentration of listed buildings means that many purchasers will be acquiring properties with specific legal obligations and restrictions. The Grade I listed Kelmscott Manor, the Grade II* Church of Saint George with parts dating from around 1190, and numerous Grade II listed cottages and barns all contribute to a built environment where specialist knowledge adds significant value. Our surveyors understand how listed building status affects both the survey process and any future renovation works you may undertake.

Properties in Kelmscott face several area-specific challenges that our surveyors are trained to identify. The village sits within the River Thames floodplain and directly in the catchment of Kelmscott Brook, with properties near The Plough and Kelmscott Manor experiencing flooding in July 2007 with water depths of 2-3 feet. The Environment Agency designates parts of the village within the 1% probability floodplain, meaning flood risk assessment is a critical consideration for any property purchase in this area.

The predominance of older properties constructed from Cotswold limestone rubble means that our surveyors pay close attention to wall condition, mortar integrity, and any signs of structural movement. Solid-walled construction without modern damp-proof courses can be susceptible to rising damp, particularly in properties that have not been adequately maintained. Our Level 2 survey specifically assesses these issues and provides practical recommendations for addressing any damp-related problems discovered during the inspection.

Roofing defects are another common finding in Kelmscott, where traditional slate and tile roofs on older properties can suffer from broken or missing tiles, deteriorating ridge mortar, and inadequate insulation. The age of many properties means that original roofing materials may be approaching the end of their serviceable life, and our surveyors document any issues found during the inspection. Additionally, we check for signs of timber decay, woodworm activity, and any structural alterations that may have been carried out over the years without proper building regulation approval.

Electrical systems in period properties often require particular attention, as many homes in Kelmscott will have wiring that does not meet current safety standards. Original fuse boards, cloth-covered cables, and inadequate socket provisions are common findings that our surveyors document. Similarly, plumbing systems in older properties may include lead pipes or outdated galvanised steel that should be replaced for health and safety reasons.

• Flood risk from River Thames and Kelmscott Brook
• Solid-wall construction and damp concerns
• Aging roof coverings and maintenance needs
• Historic structural alterations
• Outdated electrical systems in period properties
• Listed building compliance considerations