RICS Level 2 Survey in Leafield

Our RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property. Our inspectors examine the roof structure, walls, windows, doors, floors, ceilings, and the condition of walls, along with the property's services such as electrics, plumbing, and heating. We specifically focus on the types of defects that are common in Leafield properties, which are predominantly constructed from local Cotswold stone with traditional solid wall construction. The survey includes an assessment of the property's condition, highlighting any defects that need attention now and any that may require future maintenance.

In a village like Leafield where approximately 60-70% of properties are over 50 years old, our inspectors pay particular attention to the common issues found in older construction. This includes checking for damp penetration through porous stonework, assessing the condition of older roofs with natural slate or clay tiles, and evaluating timber elements for signs of rot or woodworm. We also examine the electrical and plumbing systems, many of which will be original installations that do not meet current regulations and may require upgrading. Our surveyors are trained to identify the specific defects that affect properties constructed with solid walls, lime mortar, and traditional building methods.

The RICS Level 2 report uses a clear traffic light rating system to indicate the condition of each element inspected. Green indicates no significant issues requiring attention, Amber highlights defects that need repairing or replacing but are not serious, and Red flags issues that are serious and require urgent attention. This straightforward system helps you quickly identify the most important findings, while the detailed report provides comprehensive information about the nature and cause of any problems discovered. Each section of the report includes practical recommendations, from simple maintenance tasks to more serious issues that may require specialist contractors.

Our inspection covers eight main areas of the property, each of which is assessed and reported on in detail. We examine the roof structure and covering, looking at the condition of tiles, slates, flashings, and any chimneys or rooflights. We inspect the walls, including the external fabric and any damp-proof course, and we check windows, doors, and joinery for condition and operation. Floors and ceilings are examined for signs of damage or deterioration, while electrical systems are inspected to identify any obvious hazards or non-compliance with current regulations. Plumbing and heating systems are visually assessed, damp and timber condition is evaluated, and all external elements are inspected.

• Roof structure and covering
• Walls and damp-proof course
• Windows, doors, and joinery
• Floors and ceilings
• Electrical systems
• Plumbing and heating
• Damp and timber condition
• External elements

Understanding the construction methods used in Leafield properties is essential for a thorough survey. The village predominantly features properties constructed from local Cotswold stone, which has been quarried locally for centuries and gives the area its distinctive character. Older properties typically have solid wall construction, often with lime mortar pointing that allows the walls to breathe. This traditional construction method is very durable but requires different maintenance approaches compared to modern cavity wall construction. Our inspectors are experienced in assessing the condition of stone walls and can identify issues such as deteriorating mortar, porous stone, or structural movement that may affect the property's integrity.

Many properties in Leafield have been built with timber frame internal construction, with exposed beams and joists that are characteristic of the Cotswold style. Roof structures are typically traditional cut roofs with solid timber rafters, purlins, and joists, rather than the trussed rafter roofs common in newer construction. This means our surveyors pay particular attention to the condition of these timber elements, looking for signs of woodworm, wet rot, or dry rot that can compromise the structural integrity of the roof. We also check the condition of the natural slate or clay tile coverings, which are traditional for the area but can become porous or damaged over time.

More modern properties in Leafield may use cavity wall construction with brick or block, sometimes faced with stone to maintain the visual character of the area. These properties were typically built from the mid-20th century onwards and may have different defect patterns compared to the older stone buildings. Our surveyors are experienced in assessing all types of construction found in the area, from historic cottages to contemporary homes, and they tailor their inspection approach to the specific property type. We understand how the local geology and soil conditions can affect different types of construction and can identify issues that may be related to the underlying ground conditions.

Properties in Leafield face several common issues that our RICS Level 2 Survey is specifically designed to identify. The village's geology, primarily Jurassic limestone with areas of clay deposits, can create conditions for moderate shrink-swell movement in certain locations, potentially leading to minor settlement issues. While this is generally less problematic than in heavy clay areas elsewhere in the UK, our inspectors are trained to look for signs of movement or subsidence that may be linked to these ground conditions. We examine walls for cracking, windows and doors for sticking or binding, and other indicators that may suggest the property has been affected by ground movement.

Damp is one of the most frequently identified issues in Leafield's older stone properties. Rising damp and penetrating damp are common, particularly in properties with inadequate damp-proof courses or porous stonework that has been exposed to decades of weather. Many older properties in Leafield were built without modern damp-proof courses, or the original damp-proof course may have failed over time. Our surveyors use their expertise to assess the extent of any damp issues and recommend appropriate remedial work. They also check the condition of rainwater goods, as defective gutters and downpipes can exacerbate penetrating damp problems. In some cases, we may recommend a specialist damp survey to further investigate any issues identified.

The older roofs on Leafield properties, typically constructed with natural slate or clay tiles, often show signs of age-related deterioration. This can include slipped or broken tiles, porous roofing materials, defective lead flashing, and timber decay in roof structures. These issues can lead to water penetration and damage to internal decorations and structural elements if not addressed. Our survey provides a detailed assessment of the roof's condition and any repairs that may be needed. We also check the condition of any chimneys, which are common on older properties in the area and can be a source of water penetration or structural issues.

Electrical and plumbing systems in older properties frequently fail to meet current regulations. Many properties will have original wiring that is now considered dangerous by modern standards, with consumer units and distribution boards that do not provide adequate protection. Similarly, lead pipes, old water heaters, and outdated heating systems are common findings. Our survey highlights these issues so you can budget for necessary upgrades. We also check for the presence of adequate insulation, as many older properties were built before thermal efficiency was a primary concern, and lack of insulation can be a significant issue for buyers.