RICS Level 2 Survey in Norton Malreward

Our inspectors examine every accessible element of the property during a Level 2 survey. We start with the exterior, assessing the condition of walls, pointing, and render. In Norton Malreward where lias limestone and brick are common building materials, we pay particular attention to the condition of stonework, checking for signs of weathering, biological growth, or structural movement that could indicate underlying issues. Our surveyors know how to assess traditional stone construction that differs significantly from modern cavity wallbuilds.

The roof receives comprehensive inspection, with our surveyors examining the pitched roof structure, checking condition of tiles or slate coverings, assessing flashings and leadwork, and inspecting any rooflights or Velux windows. Given the age of many properties in the village, we commonly find slipped tiles, degraded leadwork, or wear to ridge tiles that could lead to water ingress if not addressed. We also check loft spaces where accessible, looking at insulation depth, timber condition, and any signs of past or current leaks.

We inspect the property's structural integrity by examining walls, floors, and ceilings for signs of movement, cracking, or distortion. The clay geology in this area means we specifically check for signs of subsidence or heave, which can affect properties built on shrink-swell clay soils. Our surveyors look for cracking patterns, door and window operation issues, and other indicators of structural stress. We examine the relationship between doors and frames, as binding doors can indicate movement.

Inside the property, we assess the condition of damp proof courses, dampness using moisture meters, and ventilation. Many older properties in Norton Malreward lack modern damp proofing or have original solid walls that can be prone to rising damp. We check walls, floors, and joinery for signs of damp staining, rot, or biological growth that could indicate ongoing moisture problems. Our damp assessments include checking behind furniture where possible and examiningwork at lower levels.

We also provide an overview of the property's services, including electrical and plumbing installations, heating systems, and drainage. While we don't test these systems, we do note their apparent condition, age, and any obvious concerns. For rural properties in Norton Malreward, we pay particular attention to private water supplies and septic tanks, noting their presence and recommending specialist inspections where appropriate.

• External walls and brickwork
• Roof structure and coverings
• Damp and moisture assessment
• Structural integrity check
• Electrical and plumbing overview
• Heating system inspection

The clay soil composition beneath much of Norton Malreward presents specific challenges for property owners. When moisture levels change, clay soils expand and contract, potentially causing foundation movement and resulting in structural cracking. Our inspectors are trained to identify the signs of this type of movement, including diagonal cracking near windows and doors, doors that no longer close properly, or visible gaps where walls meet ceilings. We examine the exterior walls systematically, looking for patterns that might indicate subsidence or heave related to the underlying clay geology.

Many properties in Norton Malreward date from before 1919, constructed using traditional methods that differ significantly from modern building standards. These older homes often feature solid walls without cavity insulation, original timber frames, and lime-based mortars rather than cement. While these features contribute to the character of the village, they require different assessment criteria than modern properties. Our surveyors understand traditional construction and can distinguish between acceptable age-related wear and genuine defects requiring attention. We look for issues specific to period properties, such as timber decay in structural elements and deterioration of original lime mortar pointing.

The presence of several Grade II listed buildings in the village, including Manor Farmhouse, Newbarn Farmhouse, and Norton Malreward Court, reflects the historical significance of the area. If you're considering purchasing a listed property, our Level 2 survey will assess its condition while noting any issues that may require Listed Building Consent to address. We can advise whether a more comprehensive RICS Level 3 Building Survey might be more suitable for complex historic properties. Listed buildings often have unique construction methods and historical fabric that warrant more detailed inspection.

Given the rural location, many properties in Norton Malreward rely on private water supplies, septic tanks, or cess pits rather than mains connections. While a Level 2 survey focuses on the building structure, we will note the presence of these systems and recommend specialist inspections. Similarly, oil-fired heating systems common in rural areas should be serviced by qualified engineers, and we will flag any concerns observed during our inspection. We also check for the presence of asbestos in older properties, particularly in roof coverings and insulation materials.

The proximity to Bristol means many Norton Malreward residents commute for work, and properties here serve as family homes as well as retirement residences. We commonly see properties with original features that have been extended over time. Our surveyors assess any extensions or alterations, checking for appropriate construction methods and whether any structural changes were properly carried out. We note any additions that might affect the overall condition or value of the property.