RICS Level 2 Homebuyer Survey in SN6

The SN6 area presents a varied property landscape that benefits significantly from a professional RICS Level 2 survey. With 158 properties sold in the last 12 months and values increasing by 2.38%, the local market remains active and competitive. However, the housing stock in this postcode encompasses everything from pre-1919 historic properties in Cricklade's conservation area to newly constructed homes from developments such as Tadpole Garden Village and Latton Fields. Each property type brings its own set of potential issues that our surveyors know to look for.

Approximately 55-70% of properties in SN6 were built before 1980, meaning a substantial proportion of the housing stock is over 50 years old. These older properties often require more careful inspection, as they were constructed using different methods and materials than modern buildings. Solid wall construction using local stone or red brick, timber floors, and lime mortar are common in pre-1945 properties, while post-war homes may feature cavity wall construction but can suffer from different issues related to their era of build.

According to the 2021 Census, the housing mix in SN6 breaks down as follows: 36.4% detached properties, 32.3% semi-detached, 20.3% terraced, and 10.9% flats or apartments. This diversity means that buyers face different considerations depending on the property type they are purchasing. Detached properties, while offering more space, often have larger roof areas and more extensive external walls that require inspection. Flats, while simpler in structure, share common areas and may have specific issues relating to leasehold arrangements and service charges.

Our RICS Level 2 survey provides a visual inspection of all accessible areas of the property, assessing the overall condition and identifying defects that are visible or reasonably apparent. We evaluate the main structural elements including walls, roofs, floors, and foundations, while also checking for dampness, rot, timber defects, and issues with windows and doors. The survey includes an assessment of services such as electrics, plumbing, and heating, though we note that this is not a specialist test of these systems.

Our experience surveying properties across Cricklade, Purton, and the surrounding villages has identified several recurring issues that buyers should be aware of. Damp problems are particularly common in older properties, where rising damp or penetrating damp can occur due to age, compromised damp-proof courses, or inadequate drainage around the property. The traditional solid wall construction found in many pre-1919 properties does not have the cavity space that modern walls benefit from, making them more susceptible to moisture penetration.

Roof condition is another frequent concern, especially in properties over 50 years old. We regularly find slipped tiles, failing pointing on ridge tiles, and deteriorated felt in roof spaces. The older clay tile and slate roofs common in the area require ongoing maintenance, and neglected roofs can lead to significant water ingress and damage to internal timbers. Our surveyors inspect all accessible roof areas and note any defects that could result in future problems.

Outdated electrical systems and plumbing are commonly found in properties built before the 1980s. Wiring installed in the mid-twentieth century may not meet current regulations and could pose a safety risk. Similarly, lead pipes or old galvanised plumbing may still be present in some properties, requiring updating. While our survey is visual rather than a specialist test, we flag any obvious concerns with electrical consumer units, visible wiring, and plumbing configuration.

Timber defects including woodworm and rot affect many older properties in the area. Roof timbers, floor joists, and window frames are particularly vulnerable, especially where ventilation is poor or where there has been historical damp penetration. Our surveyors tap and probe timber elements where accessible to assess their structural integrity and identify any areas of concern. In properties with (historic) features, we pay particular attention to exposed timber frames and traditional carpentry methods that may differ from modern standards.

The SN6 area has seen significant new development in recent years, with several active developments bringing modern homes to the market. At Latton Fields on Cricklade Road, Bellway is constructing 2, 3, and 4-bedroom homes priced from £279,995 to £429,995. Nearby, Cricklade Manor by Bovis Homes offers 2, 3, 4, and 5-bedroom properties ranging from £299,995 to £549,995. The larger Tadpole Garden Village development, spanning into the SN25 postcode, involves multiple developers including Crest Nicholson, Taylor Wimpey, David Wilson Homes, and Linden Homes, with homes from £295,000 to over £550,000.

While new build properties may seem less risky than older homes, a RICS Level 2 survey is still valuable. Our inspection can identify snagging issues, workmanship defects, and any areas where the construction may not meet building regulations or industry standards. Even newly built homes can have hidden defects that are not immediately apparent to an untrained eye. The report provides you with a professional assessment of the property's condition, giving you leverage to request corrections from the developer before you complete the purchase.

Many buyers assume that new properties come with guarantees and warranties that eliminate the need for a survey. While NHBC warranty cover applies to many new builds, these warranties typically have exclusions and may not cover all defects. A RICS Level 2 survey provides independent assessment that is not influenced by the developer or warranty provider, giving you unbiased information about the property's true condition. Our surveyors know what to look for in modern construction methods, including timber frame buildings and modern insulation systems that may not be immediately apparent to buyers.

The proximity of these new developments to existing communities means that new build buyers should also consider potential issues arising from the broader site conditions. This includes drainage systems, proximity to flood risk areas, and the overall stability of recently formed ground. Our surveyors assess these factors as part of the standard inspection, ensuring you have a complete picture of your new home.