RICS Level 2 Survey in Siddington

Our RICS Level 2 Survey provides a thorough inspection of the main accessible areas of your property. We examine the walls, roof, floors, doors, and windows, as well as the plumbing, electrical installations, and damp proofing measures. The survey includes a detailed assessment of any visible defects, categorising them by severity so you understand which issues require urgent attention and which are minor cosmetic concerns.

In Siddington, where approximately 65.6% of properties were built before 1980, our inspectors frequently encounter issues common to older Cotswold properties. These include damp problems in solid-walled stone buildings, aging roof coverings on properties with original stone slate or clay tile roofs, and outdated electrical systems in homes that have not been modernised for decades. We also check for signs of movement or subsidence, which can affect properties built on the clay-rich superficial deposits found in parts of the village, particularly near mature trees or along the river valley.

The underlying geology in Siddington consists primarily of Jurassic limestone, the famous Cotswold Limestone Formation that gives the area its distinctive honey-coloured buildings. However, superficial deposits of alluvium and river terrace gravels along the River Churn valley can present different challenges. Our surveyors know to check foundations carefully in these areas, looking for any signs of ground movement or settlement that might indicate problems with the underlying soil conditions.

The survey report includes clear ratings for each element inspected: red for urgent defects requiring immediate attention, amber for issues that need negotiating with the seller, and green for satisfactory condition. This traffic light system makes it easy to understand which repairs might affect your decision to proceed with the purchase or what allowance you should request from the vendor.

• Wall structure and condition
• Roof covering and gutters
• Floor timbers and construction
• Damp proofing and dampness
• Windows, doors, and joinery
• Plumbing and water supply
• Electrical installations
• Drainage and gutters

The Cotswold stone that dominates Siddington's architectural character presents unique assessment challenges that our surveyors understand intimately. Traditional properties built from this local limestone typically feature solid walls without cavities, which means damp can travel through the fabric of the building more easily than in modern cavity-walled properties. Our inspectors are trained to identify the tell-tale signs of damp penetration in these solid-walled buildings, including salt staining on internal walls, deterioration of lime mortar pointing, and weathering of external stonework.

Many older properties in Siddington were constructed using lime mortar rather than cement-based mortars, which is both a preservation advantage and a vulnerability. Lime mortar allows the building to "breathe" and accommodates slight movement, but it can be damaged by inappropriate repair work using cement. During our surveys, we frequently identify areas where previous owners or contractors have used cement-based pointing or renders that are trapping moisture and causing stonework to deteriorate. This is a particular issue in properties along the village centre and around the Conservation Area.

The village's housing stock spans several construction eras, from the 20.3% of properties built before 1919 through to recent new builds at Siddington Park and The Steadings. Properties from the post-war period (1945-1980) account for 35.2% of housing stock and often combine traditional Cotswold stone with modern brick additions or replacement windows. Our surveyors approach each property as unique, understanding that a 1920s stone cottage requires different assessment criteria than a 1970s semi-detached house or a brand new Redrow home.

• Solid wall construction (no cavity)
• Lime mortar pointing and renders
• Stone slate and clay tile roofing
• Traditional timber-frame elements
• Modern brick and block builds

Our experience surveying properties in Siddington and the surrounding Cotswold villages has identified several recurring issues that buyers should be aware of. Damp is perhaps the most common problem, particularly in older stone properties where the absence of a modern damp-proof course and the use of solid wall construction can lead to rising damp, penetrating damp, and condensation problems. The limestone construction traditional to this area, while beautiful, requires specific expertise to assess properly.

Roof condition is another significant area of concern. Many properties in Siddington feature original stone slate or clay tile roofs that are now reaching the end of their natural lifespan. Our surveyors regularly identify issues including missing or slipped tiles, deteriorating mortar on ridge lines, moss growth retaining moisture, and damaged or corroded flashing around chimneys and valleys. These issues can lead to water penetration and significant repair costs if not addressed. Properties in exposed positions, particularly those on the higher ground to the north of the village, often show more advanced weathering.

Flood risk is a consideration for certain properties in Siddington, particularly those near the River Churn or in low-lying areas close to the A419 corridor. Surface water flooding can occur during periods of heavy rainfall, and our surveyors note any evidence of previous flood damage, water staining, or dampness that might indicate a property has been affected. We also check the condition of drainage systems and suggest where improvements might be needed to protect the property from future flood events.

Electrical and plumbing systems in older properties often require attention. Homes built before the 1980s typically have electrical installations that do not meet current regulations, and we frequently recommend a full electrical inspection by a qualified electrician. Similarly, lead pipes, old galvanised steel plumbing, and outdated bathroom fittings are commonly found in properties across the village. These issues are particularly common in the older properties along the main village streets and in the Conservation Area.

• Rising and penetrating damp
• Roof deterioration and slate damage
• Outdated electrical wiring
• Subsidence or settlement cracks
• Timber defects and woodworm
• Drainage and guttering issues