RICS Level 2 Survey in Kemble

Our inspectors conduct a thorough visual inspection of all accessible areas of the property. We examine the walls, roof, floors, doors, and windows, looking for signs of defect, decay, or damage that could affect the value or safety of the property. In Kemble's housing stock, this is particularly important given the high proportion of older properties featuring traditional solid wall construction using Cotswold limestone, which behaves differently from modern cavity wall systems.

The survey includes a comprehensive assessment of the property's condition across eight key areas: grounds, walls, roof, chimneys, joinery, bathrooms, electrics, and thermal elements. We rate each element as acceptable, requiring attention, or requiring urgent repair using our clear traffic light system. Our inspectors are familiar with the common issues affecting properties in this area, from damp problems in older stone buildings to the specific considerations for properties near the River Thames headwaters and areas of surface water flood risk along the A429.

We also check for any obvious signs of structural movement, investigate the condition of the roof covering and flashings, and assess the condition of all visible damp-proof courses and drainage systems. For properties in Kemble's Conservation Area, which encompasses the village centre and the area around Kemble railway station, we note any works that may require listed building consent or planning permission. Our surveyors can identify where historic fabric may be affected by previous inappropriate alterations, a common issue in older Cotswold stone properties.

The RICS Level 2 Survey also includes an estimated rebuilding cost for insurance purposes and advises on legal issues that your conveyancing solicitor should investigate, including any rights of way, easements, or planning matters that affect the property.

• Structural integrity
• Roof and rainwater goods
• Damp and moisture penetration
• Electrical systems
• Heating and plumbing
• Windows and doors
• Insulation
• Boundaries and grounds

With approximately 65% of properties in Kemble over 50 years old, the RICS Level 2 Survey proves particularly valuable for the majority of transactions in this village. The older housing stock, particularly within the Conservation Area around the Church of All Saints and along the village's historic core, comprises traditional Cotswold stone cottages and Victorian properties that simply cannot be assessed using the same criteria as modern homes.

Many buyers are attracted to Kemble by its excellent transport links, with the railway station providing direct services to London Paddington making it popular with commuters. However, older properties that have been adapted over decades may contain hidden defects that only an experienced surveyor will identify. Our inspection can reveal issues with historic electrical wiring that does not meet current regulations, old heating systems nearing the end of their useful life, or structural movement that has occurred over many years.

For buyers considering properties in new developments like Kemble Gate (Bovis Homes, GL7 6BQ) or The Paddocks (David Wilson Homes, GL7 6BN), the RICS Level 2 Survey remains valuable for identifying snagging issues, construction defects, or problems with specifications that may not be apparent during a casual viewing. Even new-build properties can contain defects that you would otherwise discover only after moving in.

The RICS Level 2 Survey proves particularly valuable in Kemble given the age and construction methods of much of the local housing stock. Over 65% of properties in the village are over 50 years old, with many traditional Cotswold stone cottages dating back to the Victorian era or earlier. These older properties, while full of character, often present specific challenges that our surveyors know to look for through years of experience inspecting homes across the Cotswolds.

Damp is one of the most common issues we identify in Kemble's older stone properties. Traditional solid wall construction relies on breathability, using lime mortar and natural materials that allow moisture to escape. When inappropriate modern materials like cement render or damp-proof courses are applied, they can trap moisture inside the walls, leading to damp problems and mould growth. Our inspectors carefully examine walls, floors, and joinery for signs of damp penetration, using damp meters where appropriate and noting any areas where the original breathability of the structure may have been compromised.

Roof condition is another frequent finding, particularly on properties with traditional stone slate or clay tile roofs. Age, weathering, and biological growth can cause tiles to become brittle or slip, leading to leaks and water damage. We inspect all accessible roof spaces and examine the condition of lead flashings, gutters, and downpipes. Properties near the River Thames and its tributaries also warrant careful assessment of drainage and any flood mitigation measures, particularly those in lower-lying areas close to the watercourse.

Electrical and plumbing systems in older properties frequently require attention. Wiring that does not meet current safety standards, outdated consumer units, and old plumbing materials all feature in our reports. We note the condition of these services and advise on any upgrading works that may be necessary to meet modern standards and ensure safety compliance. Many properties in Kemble still have original Victorian or Edwardian electrical installations that would not cope with modern household demands.