RICS Level 2 Survey Ogbourne St. George

The RICS Level 2 survey provides a comprehensive inspection of a property's accessible areas, examining the walls, roof, floors, windows, doors, and installed fixtures. Our inspectors assess the overall condition of each element and categorise any defects found using a straightforward traffic light system. Green indicates no issues requiring attention, amber flags defects that require repair or future monitoring, and red highlights serious issues that warrant immediate attention or negotiation with the seller.

We specifically check for the types of defects commonly found in Ogbourne St. George's older housing stock. Given the village's significant collection of listed buildings dating from the Medieval period through to the 19th century, our surveyors pay particular attention to damp penetration in traditional walls, the condition of thatched and slate roofs, and the integrity of timber framing with brick noggings. These are issues we encounter regularly in properties constructed with sarsen, chalkstone, and flint, materials that define the local architectural character.

The survey also includes a market valuation and an insurance reinstatement figure, giving you confidence that you're paying a fair price for the property. If we're attending a property near the River Og, we'll note the proximity to the watercourse and flag any relevant flood risk considerations. Our detailed report empowers you to make an informed decision about your purchase, buying your first home or investing in a character property in this desirable Wiltshire village.

Our surveyors use visual inspection techniques combined with our extensive knowledge of local construction methods. We know that properties in the Southend area often feature the distinctive sarsen and chalkstone construction with timber framing, while newer properties near the Limeworks Estate may have different assessment requirements. Each property receives attention tailored to its specific construction type and age.

• Accessible roof spaces
• Walls, floors, and ceilings
• Windows and doors
• Built-in fixtures and fittings
• Damp and timber condition
• Structural movement indicators

Ogbourne St. George presents unique challenges for property purchasers due to its distinctive geology and historic building stock. The village sits on chalk deposits across the entire parish, with clay-with-flints deposits to the east of the River Og. This geology creates potential shrink-swell risks, particularly during periods of extreme weather when clay soils expand and contract. Our surveyors are trained to identify the signs of subsidence or structural movement that can result from these ground conditions.

The River Og flows through the village, and properties in the valley floor face potential fluvial flood risk, especially where gravel deposits extend approximately 800 metres wide along the river corridor. Near the hamlet of Southend, alluvium deposits further indicate areas where waterlogging may occur. When we survey properties along the river or in low-lying areas, we provide specific advice on flood risk and recommend appropriate searches that you should undertake before completing your purchase.

Many properties in Ogbourne St. George feature traditional construction methods that require an experienced eye. The Grade II listed cottages in Southend, built of sarsen and chalkstone with timber framing and thatched roofs, represent some of the most characteristic but also most vulnerable housing stock in the village. These properties can suffer from hidden timber decay, thatch deterioration, and moisture penetration that may not be apparent during a casual viewing. Our surveyors understand these construction methods and know where to look for the defects that often affect them.

The village's historical development includes significant periods of construction from the Medieval era through to the 20th century. The Church of St George, built of sarsen and rubble dressed with freestone, exemplifies the oldest construction in the area, while the Manor House showcases Jacobean architecture from 1619 with later Georgian alterations. Understanding these different construction periods helps us identify the specific defects most likely to affect each property type.

• Clay-with-flints shrink-swell risk
• River Og flood zones
• Historic thatched roofing
• Traditional sarsen construction
• Timber frame deterioration
• Listed building considerations

The character of Ogbourne St. George is defined by its traditional building materials, primarily sarsen and chalkstone, which were readily available from the local geology. Sarsen, a hard sandstone, was used extensively in older properties and gives many cottages their distinctive grey appearance. Chalkstone, while locally sourced, is more porous and can be susceptible to erosion and damp penetration if not properly maintained. Our surveyors know to check the condition of these traditional walls carefully.

Timber framing with brick noggings is another characteristic construction method found throughout the village, particularly in 17th-century cottages. This method creates distinctive patterns in the walls that can reveal information about the property's structural integrity. We inspect the timber for signs of beetle activity, rot, and water damage, particularly at points where the timber meets the brick nogging. Properties like Applegarth on the High Street, a Grade II* listed cottage with banded flint and stone construction, showcase the variety of traditional methods used in the village.

Thatched roofs remain a feature of many period properties in Ogbourne St. George, adding to the village's character but requiring specialist knowledge to assess properly. We examine the thatch for signs of deterioration, bird damage, and potential fire hazards, while also checking the condition of the underlying timber roof structure. These roofs have significantly longer lifespans than modern materials but require regular maintenance that we carefully assess during our inspection.

Our surveyors regularly inspect the full range of property types found in Ogbourne St. George. The village's housing stock includes substantial detached homes, many of which were built during the 20th century as the village expanded, particularly after Junction 15 of the M4 motorway opened in the mid-1970s, improving connectivity to Swindon and Bristol. These properties typically offer modern construction methods but may have different issues related to their specific build period.

We also survey the semi-detached properties and terraced cottages that line the village's historic streets, particularly around the High Street and Southend areas. These older properties often feature the characteristic sarsen and chalkstone construction that defines the village's conservation character. The Limeworks Estate represents more modern development, with properties that may require different assessment considerations, having been built on land formerly used by National Building Materials Ltd.

For properties near Ogbourne Downs Golf Club or along the roads leading to Marlborough, we encounter a mix of period properties and more recent constructions. Each requires a tailored approach, and our local experience means we know which issues are most likely to affect properties in each part of the village. The proximity to Marlborough, just a short drive away, means many residents also consider properties in the wider SN8 postcode area, where average sold prices have reached around £815,000 in recent months.

The village also includes social housing managed by the Wiltshire Housing and Community Association, with properties such as Eastern View and Farmlands in the Pooles Meadow area. While these may not be typical purchases for our survey clients, we understand the full range of property types in the village and can provide appropriate assessments for any property type you're considering.

Our experience surveying properties throughout Ogbourne St. George has given us insight into the most common defects affecting properties in this area. Damp penetration ranks highest among issues we identify, particularly in older properties with solid walls constructed from sarsen, chalkstone, or flint. Unlike modern cavity walls, these traditional walls lack integral damp proof courses, making them vulnerable to rising and penetrating damp, especially in properties with poorly maintained roof coverings or damaged pointing.

Roof condition issues are another frequent finding, particularly in properties with thatched roofs or older slate coverings. Thatched roofs, while beautiful and traditional, require ongoing maintenance and are susceptible to deterioration from weather, wildlife, and vegetation growth. We assess the remaining lifespan of thatch, check for slippage, and examine the condition of any ridge capping. For slate roofs, we look for cracked or missing tiles, damaged flashings, and signs of previous repairs.

Structural movement related to the local geology is also a concern we regularly address in our surveys. The clay-with-flints deposits to the east of the River Og can cause ground movement during wet and dry cycles, potentially leading to subsidence or settlement issues. We examine properties for signs of cracking, doors and windows that stick, and other indicators of structural movement that may be related to these ground conditions.

Timber decay affects many period properties in the village, particularly those with exposed timber frames or joists built into external walls. Beetle activity, wet rot, and dry rot can all compromise the structural integrity of timber elements, and our surveyors know where to look for these issues in traditional construction. We also check for vegetation growth close to properties, as climbing plants can damage brickwork and timber while trapping moisture against walls.