RICS Level 2 Survey in Milcombe

Our RICS Level 2 survey, also known as the HomeSurvey Standard, provides a detailed visual inspection of the property's condition. Our surveyor will examine the roof covering, chimney stacks, rainwater goods, walls, windows and doors, ceilings, floors, joinery, and the condition of any garages or outbuildings. We assess the integrity of the property's structure, checking for signs of movement, damp penetration, timber defects, and any areas where maintenance may be required now or in the near future. Every inspection follows the RICS strict methodology, ensuring consistency and thoroughness regardless of the property type.

In Milcombe, where many properties feature traditional Oxfordshire stone construction including Marlstone and local ironstone, our surveyors pay particular attention to the condition of solid walls, pointing, and any signs of weathering or erosion. The local geology, which includes clay-rich soils prone to shrink-swell behaviour, means we also carefully inspect foundations and look for signs of subsidence or settlement that could indicate ground movement issues. This is particularly important for properties with mature trees in nearby gardens, as tree roots can draw moisture from clay soils, accelerating ground movement.

The survey report includes a clear condition rating system: Condition Rating 1 means no repairs are currently needed, Condition Rating 2 indicates repairs are recommended but are not urgent, and Condition Rating 3 highlights serious defects that require urgent attention. Each section of the property receives this rating, allowing you to quickly identify which areas need the most attention. We also provide expert guidance on the cost implications of any remedial work, helping you budget for future maintenance. Our reports typically run to 10-15 pages, providing enough detail to inform your decision without overwhelming you with technical jargon.

• Roof structure and covering
• Wall construction and condition
• Damp proofing and ventilation
• Windows, doors, and joinery
• Floors and ceilings
• Foundations and subsidence
• Plumbing and electrical visible elements
• Outbuildings and boundaries

Our experience surveying properties in the Milcombe area has identified several recurring issues that buyers should be aware of. Given the village's location in Oxfordshire, where clay-rich soils are prevalent, we frequently encounter signs of shrink-swell ground movement. This occurs when clay soils dry out during summer months, often due to nearby trees drawing moisture, causing the ground to contract and potentially leading to subsidence or structural movement in properties. During our inspections, we look for diagonal cracks near windows and doors, doors that stick or won't close properly, and uneven floors that might indicate foundation movement.

Traditional stone-built properties in Milcombe, constructed using local Marlstone or ironstone, often present specific challenges. The warm-coloured Marlstone, while characteristic of the region and found in neighbouring villages like Deddington, Adderbury, and Hook Norton, can be susceptible to weathering and erosion over time. We regularly inspect for deteriorated pointing, spalling stonework, and signs of penetrating damp, particularly in properties where original solid walls lack modern damp-proof courses. The ironstone used in some older properties, while durable, can also suffer from frost action and salt erosion in exposed positions.

Roof conditions are another common area of concern, especially in older properties. Missing or slipped tiles, deteriorating ridge mortar, and worn flashings around chimneys are issues we find regularly. The age of the local housing stock means that many properties will have original roofing materials that, while still functional, may be approaching the end of their practical lifespan. Our surveyors document these findings in detail, providing you with the information needed to plan for future roof replacement or significant repairs. We also check loft spaces where accessible, looking for signs of past leaks, inadequate insulation, and the condition of roof timbers.

• Rising damp in solid-walled properties
• Roof tile deterioration and ridge damage
• Shrink-swell subsidence in clay soils
• Deteriorated stone pointing and masonry
• Outdated electrical installations
• Timber rot and woodworm in floor joists
• Blocked or damaged gutters and drainage
• Chimney stack deterioration

The Milcombe area is experiencing planning activity, with a proposed development of 50 new homes on Bloxham Road currently under consideration by Cherwell District Council. Despite 25 objections from villagers citing concerns about infrastructure and the character of the village, planning officers have recommended approval for the 50-home scheme. This reflects continued interest in housing within this desirable village location. For buyers considering new build properties, a RICS Level 2 survey remains valuable even where a National House Building Council warranty exists, as it identifies any snagging issues or defects that may not be covered by the warranty.

The nearby developments in surrounding areas, including The Pavilions in Banbury with prices ranging from £398,000 to £660,000 and properties in Upper Heyford and Bodicote, demonstrate the range of new build options available to Milcombe buyers. Our surveyors can inspect these properties to ensure the construction quality meets expectations and to identify any issues that may require attention from the developer. Even on new builds, we often find issues with window installations, ventilation provisions, and minor defects in finishes that aren't immediately apparent to buyers.

Even in new properties, our Level 2 survey can identify potential problems such as inadequate ventilation, issues with window installations, minor structural concerns, or defects in finishes that might not be immediately apparent to an untrained eye. While major structural issues are less likely in new construction, the provided by an independent survey is valuable regardless of the property's age. We check that windows and doors operate correctly, that extract fans are functioning, and that the property meets current building regulations in visible areas.