RICS Level 2 Survey in OX5 1

Our RICS Level 2 Survey, also known as the Home Survey Standard, provides a comprehensive visual inspection of all accessible areas of your property. We examine the walls, roof, floors, doors, windows, and chimney, as well as the building's services including electrics, plumbing, and heating. The survey includes an assessment of the property's condition across these key areas, with each element given a clear traffic light rating indicating whether urgent attention is needed.

For properties in OX5 1, our inspectors pay particular attention to issues common in the local area. Given the presence of Oxford Clay in the wider Oxfordshire region, we carefully examine foundations and walls for signs of subsidence or heave, particularly where mature trees are present. We also assess flood risk for properties near the River Cherwell and its tributaries, checking for evidence of past water damage, damp proofing measures, and the condition of drainage systems.

The Level 2 Survey includes a section on legal matters that your conveyancing solicitor should investigate, plus an Energy Performance Certificate (EPC) review highlighting the property's energy efficiency. We provide clear recommendations for any further investigations that may be needed, such as invasive timber inspections or structural engineer assessments, so you know exactly what you're committing to before completion.

Our survey reports are written in plain English, avoiding technical jargon where possible and explaining any technical terms we do use. This means you can clearly understand the condition of your potential new home without needing prior knowledge of building construction or property terminology.

• Wall condition and structural integrity
• Roof, chimneys, and gutters
• Damp and timber rot assessment
• Electrical and gas safety checks
• Window and door condition
• Drainage and gutters
• Boundary and outbuildings
• Energy efficiency rating

Based on our experience surveying properties throughout Kidlington and Yarnton, several issues appear regularly in our reports. Damp is one of the most common problems, particularly in older properties where original solid walls may lack proper damp proof courses or have been compromised over time. We check for rising damp, penetrating damp from damaged roofs or walls, and condensation issues that often affect properties with inadequate ventilation. The solid wall construction common in many Kidlington homes is particularly susceptible to damp penetration, especially during the wet winter months typical of Oxfordshire.

Timber defects are another frequent finding in the area, especially in properties with traditional timber frame construction or wooden floors. Our surveyors inspect for signs of woodworm activity, dry rot, and wet rot that can affect roof structures, floor joists, and window frames. Given the age of much of the housing stock in OX5 1, outdated electrical wiring and plumbing are also commonly identified issues that require further investigation by qualified specialists. Many properties built before 1970 still have their original consumer units and wiring, which may not meet current regulations.

Roof condition is carefully assessed on all properties, with particular attention to the common roofing materials used in the area. Many older properties feature slate or clay tile roofs that may have suffered from slipped tiles, degraded mortar, or damaged flashings. Post-war properties typically have concrete tile roofs which can suffer from similar issues. We also examine chimney stacks, which are often problematic in older properties where mortar joints have deteriorated. Given the age of many properties in Kidlington, we frequently find roofs that are approaching or have exceeded their expected lifespan.

The Oxford Clay geology underlying much of the OX5 1 area creates specific considerations for foundations and structural movement. Properties with large trees close to the building may show signs of foundation movement as tree roots draw moisture from the clay soil, causing it to shrink. Our surveyors carefully examine walls for diagonal cracks, doors and windows that stick, and other indicators of structural movement that may require further investigation by a structural engineer.

• Rising and penetrating damp
• Timber rot and woodworm
• Roof defects and tile damage
• Outdated electrical systems
• Plumbing and drainage issues
• Foundation movement signs
• Window and door deterioration
• Missing or damaged roof insulation