RICS Level 2 Survey in Thame (OX9 3)

Our Level 2 Survey, formerly known as the Homebuyer Survey, is designed specifically for properties in conventional condition. We inspect all accessible areas of the property, from the roof down to the foundations. Our chartered surveyors in Thame examine the structural integrity of the building, check for signs of damp or rot, assess the condition of windows and doors, and evaluate the plumbing and electrical systems where visible.

We pay particular attention to issues common in Thame properties, given the area's mix of older Victorian and Edwardian homes alongside more modern developments. The survey includes a detailed assessment of the roof structure, including tiles, flashing, and gutters. We check the condition of external walls, looking for cracks, erosion, or signs of movement that could indicate subsidence issues - particularly relevant in areas with clay soils.

Inside the property, we examine internal walls, floors, and ceilings for signs of structural movement or damp. We assess the condition of kitchen and bathroom fittings, check the functionality of doors and windows, and look for any evidence of timber defects such as woodworm or dry rot. Every survey includes clear, colour-coded ratings that instantly tell you which issues require urgent attention and which are minor matters for future consideration.

Our surveyors also assess the property's surroundings and external areas. We check boundary walls, fences, and any outbuildings such as garages or sheds. We look at access points, driveways, and parking facilities. For properties near the River Thame, we note any potential flood risk indicators and assess drainage around the property. This comprehensive approach ensures you have a complete picture of your potential new home.

• Roof structure and covering
• Walls, chimneys, and foundations
• Windows, doors, and joinery
• Damp and timber condition
• Plumbing and electrical visible elements
• Boundary walls and outbuildings

Properties in Thame and the wider OX9 3 area present specific challenges that our surveyors know to look for. Many homes in this part of Oxfordshire were built using traditional brick and stone construction, materials that, while durable, can suffer from age-related issues. Rising damp is frequently found in older properties, particularly where original damp-proof courses have failed or were never installed.

Roof conditions are another significant concern in the area. Thame properties, especially those built before the 1960s, often feature traditional pitched roofs with slate or clay tile coverings. Over time, these can develop issues with slipped tiles, deteriorating pointing, and problems with lead flashing around chimneys. Our surveyors thoroughly assess the roof structure, including any visible rafters and loft spaces where accessible.

The geology of Oxfordshire means that some Thame properties may be built on clay soils, which can shrink and swell with moisture changes. This movement can cause subsidence or settlement issues, particularly in properties with shallow foundations or those with large trees nearby. Our survey includes careful assessment of walls and foundations for any signs of movement or cracking that might indicate structural concerns.

Given Thame's proximity to the River Thame, we also keep an eye out for potential drainage and flood-related issues. Properties in lower-lying areas or those with poor surface water drainage can be susceptible to damp problems. Our surveyors note any signs of water staining, damp metres readings, and the condition of drainage systems around the property.

• Rising and penetrating damp
• Roof tile damage and flashing defects
• Chimney deterioration
• Subsidence or structural movement
• Outdated electrical systems
• Timber decay and woodworm