RICS Level 2 Survey in Lacock

Our RICS Level 2 Survey provides a thorough inspection of the property's condition, focusing on all readily accessible areas of the building. We examine the roof structure, walls, floors, doors, windows, damp-proof courses, and critical fixtures. The survey includes assessment of potential issues affecting properties in Lacock specifically, such as the condition of traditional Cotswold stone walls, aging timber-framed elements, and older roofing materials that are common throughout this historic village.

Given that Lacock sits near the River Avon, our inspectors pay particular attention to flood risk indicators and drainage conditions around the property. We check for signs of previous water ingress, the condition of ground-level damp-proofing, and the effectiveness of existing drainage systems. For properties built on the clay soils prevalent in parts of Wiltshire, we assess the potential for shrink-swell movement that can affect foundations and cause structural cracking. The geology of this area includes chalk and limestone deposits, and our surveyors know how to identify issues that can arise from these ground conditions.

The report includes clear ratings for each element inspected: Condition Rating 1 means no repair is needed, Condition Rating 2 indicates repair or replacement is required, and Condition Rating 3 flags serious defects requiring urgent attention. We provide specific recommendations for addressing any issues found, with cost estimates where possible. For properties in the Lacock Conservation Area, we note any visible issues that may affect the building's historic character or that might require Listed Building Consent for repairs. This guidance is particularly valuable given the strict planning controls that apply throughout the village.

Our inspection covers all major building elements including the roof structure and covering, walls including brickwork and stonework, damp-proof courses and dampness assessment, windows doors and joinery, floors ceilings and stairs, plumbing and electrical conditions, fire safety and escape routes, and garage and outbuildings. We also assess the general condition of boundaries, paths, and drives that form part of the property.

• Roof structure and covering
• Walls, brickwork, and stonework
• Damp-proof courses and dampness
• Windows, doors, and joinery
• Floors, ceilings, and stairs
• Plumbing and electrical conditions
• Fire safety and escape routes
• Garage and outbuildings

Based on our experience surveying properties throughout Lacock and the surrounding Wiltshire villages, several issues frequently arise during inspections. Dampness ranks among the most common problems, particularly in older stone buildings where solid walls lack modern damp-proof courses. Rising damp can affect ground-floor walls, while penetrating damp often appears around windows, roof verges, and chimneys where traditional pointing has deteriorated. Our surveyors use moisture meters and visual inspection techniques to assess the extent and cause of any dampness found.

Timber defects represent another significant concern in Lacock's older properties. Roof timbers may show signs of woodworm infestation or fungal rot, particularly where ventilation has been inadequate over the years. Floorboards and joists in ground-floor constructions can suffer from damp-related decay, especially where sub-floor ventilation is poor. Our surveyors carefully probe accessible timber to assess its structural integrity and identify any treatment requirements. We note any areas where timber decay could affect the structural performance of the building.

Roofing on traditional Lacock properties often requires attention. Stone tiles and slate roofs on historic buildings can develop slipped or broken tiles, deteriorated lead flashing around chimneys, and worn ridge tiles. The condition of roof timbers and any insulation present are also assessed. Given the age of many properties, we frequently find that original roofing materials have exceeded their expected lifespan and require renewal or significant repair. We provide detailed descriptions of any roof defects found and their potential consequences if left unaddressed.

Electrical and plumbing systems in older Lacock properties often require upgrading to meet current standards. Original wiring may be inadequate for modern household demands, and older plumbing systems may be prone to leaks or corrosion. We inspect the accessible parts of these systems and flag any obvious deficiencies or safety concerns. Additionally, we check for adequate insulation in roofs and walls, as older properties frequently lack the thermal performance expected in modern homes, which can affect both comfort and running costs.

• Rising and penetrating damp
• Woodworm and timber rot
• Roof tile deterioration
• Structural movement and cracking
• Outdated electrical systems
• Inadequate insulation
• Drainage and guttering issues
• Chimney defects