RICS Level 2 Survey in Oxenton

Our RICS Level 2 survey, formerly known as the HomeBuyer Report, provides a comprehensive visual inspection of all accessible areas of your Oxenton property. Our surveyors examine the condition of the roof, walls, floors, doors, windows, and foundations, compiling their findings into a clear, easy-to-understand report that highlights any defects, maintenance requirements, or potential concerns. The inspection follows RICS guidelines and covers both the interior and exterior of the property, including any outbuildings that form part of the curtilage.

For Oxenton properties specifically, our inspectors pay particular attention to the condition of limestone walls, which are prevalent throughout the village. We check for signs of weathering, mortar deterioration, and water penetration, which are common issues in Cotswold stone construction. Our reports also address the condition of thatched roofs where present, original timber-framed elements, and the state of historic fireplaces and chimneys that feature in many period properties. We understand that lime mortar pointing on limestone walls often shows signs of erosion and may require repointing by a specialist contractor familiar with traditional building methods.

The Level 2 survey includes an assessment of services such as plumbing, electrical installations, and heating systems. We identify any urgent defects that require immediate attention, as well as issues that may require budgeting over the coming years. Our traffic light rating system clearly indicates the severity of each issue, from green (no action required) to red (urgent repair needed). We also note the condition of any private drainage systems, which are common in rural Oxenton properties not connected to mains sewage.

Additionally, we provide a market valuation and insurance rebuild cost for your Oxenton property. This is particularly valuable given the unique construction methods and materials found in the Cotswolds, where rebuild costs can differ significantly from standard brick-built properties due to the specialized stonework and traditional building techniques. The rebuild cost estimation reflects the cost of reconstructing the property using appropriate materials and methods, accounting for the Cotswold stone construction common in the village.

• Visual inspection of all accessible areas
• Condition assessment of walls, roof, floors
• Services inspection (plumbing, electrics, heating)
• Market valuation and rebuild cost
• Traffic light defect ratings
• Advice on repairs and maintenance

Oxenton sits at the northern edge of the Cotswold Area of Outstanding Natural Beauty, giving the village a distinctive character shaped by its geology and history. The village is known for its limestone buildings, with the Church of St John the Baptist showcasing exemplary Cotswold stonework including coursed limestone rubble, squared and dressed limestone, and ashlar masonry. These traditional building techniques, used for centuries in the area, continue to influence how properties are constructed and maintained today. Many homes in the village echo this architectural heritage, using locally sourced limestone that was quarried on Oxenton Hill.

Our Level 2 surveys in Oxenton account for the specific challenges posed by local geology. Stone was historically quarried on Oxenton Hill from the 15th to the 19th century, and this local material forms the backbone of many village properties. We understand that limestone walls require particular attention to mortar condition, as the softer lime mortar can deteriorate over time, allowing water penetration and subsequent damage. Our surveyors check carefully for signs of mortar erosion, particularly on south-facing walls that experience greater weathering exposure.

The village features a mix of property ages, from 16th-century cottages to modernised farmhouses and contemporary conversions. Middle Farm exemplifies the 19th-century brick construction also found in the area, demonstrating that Oxenton properties vary significantly in their build materials and condition requirements. Our surveyors adapt their inspection approach based on the age and construction type of each individual property. We know that older properties may have hidden defects that are not immediately visible, while more recent constructions may have different issues related to building regulations and materials used.

Given the rural nature of Oxenton, many properties rely on private water supplies, septic tanks, or private drainage systems rather than mains connections. Our Level 2 survey includes visual assessment of these elements, identifying any obvious defects or maintenance concerns that may require further investigation or specialist reports. We note the location of septic tanks and inspection chambers where visible and advise if these appear to require emptying or repair.

• Cotswold limestone construction
• Traditional lime mortar pointing
• Historic thatched roofs
• Private drainage systems
• Period fireplaces and chimneys
• Timber-framed elements

Your Level 2 survey report arrives as a comprehensive document that you can share with your solicitor, mortgage lender, and any contractors who may be involved in post-purchase repairs. The report uses a clear traffic light system where red indicates urgent defects requiring immediate attention, amber denotes issues requiring future maintenance, and green confirms areas in satisfactory condition. Each section of the property is addressed individually, with specific observations and recommendations tailored to what our surveyor has found.

For Oxenton properties, our reports frequently highlight issues related to traditional building methods. Lime mortar pointing on limestone walls often shows signs of erosion and may require repointing. Thatched roofs, where present, may have age-related concerns or require specialist inspection. Our reports provide specific guidance on the type of contractor needed for traditional building repairs, as not all builders have experience working with Cotswold limestone and lime mortar. We recommend obtaining multiple quotes from contractors familiar with traditional building methods.

The market valuation section of your report provides an independent assessment of the property's current worth, based on comparable sales data and local market conditions in the Oxenton area. Recent sales in the village show detached properties ranging from £430,000 to £710,000, reflecting the variety of property types and sizes available. The rebuild cost estimation is particularly important for insurance purposes, as it reflects the cost of reconstructing the property using appropriate materials and methods, accounting for the Cotswold stone construction common in the village. This figure may be higher than you expect due to the specialized nature of traditional building materials and techniques.

If your survey reveals significant issues, you are not obligated to proceed with the purchase. Many buyers use their survey report as negotiation leverage, requesting that the seller address certain defects before completion or reduce the purchase price to account for required repairs. Our team can provide guidance on the strength of any issues identified. We can explain what each defect means in practical terms and help you prioritize any remedial work that may be needed after you move in.