RICS Level 2 Survey in Notgrove

Notgrove's unique character as a historic Cotswold village means most properties are constructed from traditional Cotswold limestone, often with stone slate roofs. While these buildings possess considerable charm and character, their age and construction methods present specific challenges that a standard mortgage valuation simply will not identify. Our RICS Level 2 surveys examine the property structure in detail, looking beyond the surface finish to assess the condition of load-bearing walls, roof structures, and foundations. We take photographs of all significant defects and provide clear recommendations for remediation.

The village contains numerous listed buildings including Notgrove Manor and the Church of St. Bartholomew, alongside various historic cottages and farm buildings. Properties of this age frequently suffer from damp issues, particularly rising damp in solid stone walls with traditional lime mortar pointing. Our inspectors know exactly what to look for in Cotswold stone properties, checking for signs of penetrating damp, condensation problems, and the condition of traditional lime-based renders that allow buildings to breathe. We examine internal walls for staining, salt efflorescence, and damaged plaster that might indicate ongoing moisture problems.

Many properties in Notgrove also feature older timber elements including original roof rafters, purlins, and floor joists. These can be affected by woodworm, wet rot, or dry rot if moisture has penetrated the building envelope over the years. Our surveyors inspect accessible timber visually, tapping each element to assess condition and recommending further investigation where necessary. With properties in this area often changing hands for substantial sums, identifying these issues before completion can save you significant repair costs and provide valuable negotiating leverage with the seller.

Beyond structural concerns, we also assess the services within the property. Many older Cotswold homes have electrical systems that date back several decades and may not comply with current regulations. We cannot test systems, but we can identify obvious concerns such as outdated consumer units, absence of adequate earthing, or visible wear to wiring that should be investigated by a qualified electrician before you complete your purchase.

• Damp and moisture penetration
• Roof condition and slate deterioration
• Timber decay and infestation
• Foundation and subsidence movement
• Outdated electrical systems
• Inadequate insulation

The geology beneath Notgrove consists primarily of Jurassic limestone, which forms the characteristic Cotswold hills and provides generally stable ground conditions for building. However, beneath the limestone lie clay formations, particularly Lias Clay, which can present challenges for property owners. These clay soils have a moderate to high shrink-swell potential, meaning they expand when wet and contract during dry periods. This movement can affect foundations, particularly those shallower foundations typical of older properties built before modern building regulations.

Properties with shallow foundations near mature trees or hedgerows can be particularly vulnerable to ground movement. Our surveyors inspect external walls for signs of cracking that might indicate subsidence or settlement issues, paying special attention to any trees close to the property that might be drawing moisture from the subsoil. In some cases, we may recommend a specialist structural engineer to assess foundations if significant movement is observed. The presence of mature oak and beech trees along many Notgrove lanes makes this assessment particularly relevant for properties in the village.

Surface water flooding represents another consideration for Notgrove property buyers. While flood risk from rivers and streams remains very low, certain areas of the village experience medium to high risk from surface water flooding during heavy rainfall. Our surveyors note the position of the property in relation to local topography and drainage patterns, checking whether adequate measures are in place to direct rainwater away from the building structure. We examine gutters, downpipes, and surface drainage, as blocked or inadequate drainage can lead to water penetration and damp problems in older stone walls.

Understanding how properties in Notgrove were built is essential to assessing their condition accurately. The predominant construction method uses local limestone, typically laid as rubble stone with lime mortar rather than the precise courses seen in modern masonry. This traditional approach creates walls that are characteristically thick but can allow moisture to travel through the fabric if the external rendering or pointing has failed. Our surveyors understand these construction methods and know how to identify where inappropriate modern repairs have been carried out using cement-based mortars that trap moisture and cause stone decay.

Roof construction in Notgrove typically uses timber rafters or couples supporting purlins, with stone slates fixed directly to the battens. These roofs are often complex, with multiple hips, valleys, and dormer windows that create potential points for water ingress. The stone slates themselves, known as Cotswold slates, are actually thin sheets of limestone that are incredibly durable but can become brittle with age. Our inspectors examine these roofs carefully, looking for slipped or broken slates, deteriorated leadwork, and signs of past water penetration in the roof void.

Internal finishes in traditional Cotswold properties often include lime plaster applied directly to stone walls or to lath ceilings. These materials allow the building to breathe and are essential for long-term preservation. When modern cement-based plasters or paints are applied, they can trap moisture within the wall structure, leading to damp problems and salt migration to the surface. Our survey reports highlight where inappropriate modern materials have been used and recommend sympathetic alternatives for any remedial work needed.

Our experience surveying properties throughout the Notgrove area has identified several recurring issues that buyers should be aware of. Damp problems are perhaps the most common finding, particularly in older stone properties where traditional solid walls lack the damp-proof courses found in modern construction. Rising damp can affect ground floor walls, while penetrating damp often appears around windows, roof verges, and where stone pointing has deteriorated. We measure moisture levels during the survey and report on the likely cause and recommended remediation.

Roof conditions also require careful assessment. Cotswold stone slates, while incredibly durable, can become brittle with age and may slip or crack over time. Leadwork around chimneys, valleys, and abutments often shows signs of deterioration after several decades, and mortar pointing to ridges and verges can fail allowing water ingress. Our surveyors inspect roofs from both inside the roof void and externally where safe access is available, providing a comprehensive assessment of the roof's condition and expected remaining lifespan.

Many Notgrove properties also have outdated electrical wiring and plumbing systems that may not meet current regulations. Consumer units, earthing arrangements, and circuit protection often require upgrading, while older plumbing materials such as galvanised steel pipes or lead supply pipes may still be present. These issues do not necessarily make a property unsafe, but they represent additional investment that buyers should factor into their renovation budgets. We recommend that all electrical and plumbing systems be inspected by qualified tradespeople before completion.