RICS Level 2 HomeBuyer Survey in SN7 Faringdon

The SN7 postcode covers a beautiful but complex area of Oxfordshire where property construction varies significantly across different eras and locations. Around 70% of properties in this area were built before 1980, meaning they fall into the category where a RICS Level 2 Survey proves most valuable. The local geology presents particular considerations - the presence of Kimmeridge Clay and Gault Clay beneath many properties creates potential for shrink-swell movement that can affect foundations, especially during periods of drought or excessive rainfall. This is something we assess on every inspection, as the movement can manifest in visible cracking or doors and windows becoming difficult to operate.

Faringdon town centre contains a designated conservation area with numerous listed buildings, while surrounding villages like Stanford in the Vale, Uffington, and Buckland feature heritage properties requiring careful assessment. Properties close to the River Thames, River Ock, and River Cole face potential flood risks that our surveyors evaluate during every inspection. The mix of traditional Cotswold stone construction, mid-century brick-built homes, and modern developments means each property presents unique inspection requirements that only a local surveyor would fully understand.

Our surveyors regularly identify issues specific to this area, including damp problems in period properties with solid walls that lack cavity space for insulation, roof defects common to older clay tile coverings especially where leadwork has deteriorated, and timber decay affecting structural elements in properties that have experienced prolonged damp. We also check for signs of subsidence or heave that can occur in properties built on clay soils, particularly those near established trees like the mature oaks commonly found in the rural parts of SN7 or with shallow foundations that were standard in older property construction.

• Damp and condensation issues
• Roof defects and tile slippage
• Subsidence and ground movement
• Timber decay and woodworm
• Outdated electrical systems
• Foundation movement cracks

Understanding the construction methods used in SN7 properties is essential for conducting an accurate survey, and this is knowledge that only comes from working in the area day in and day out. The older properties in Faringdon and the surrounding villages were typically built with local materials - Cotswold stone walls in some areas, red brick in others, and render finishes that are characteristic of the region. These solid wall constructions lack the cavity space found in modern properties, which means they can be more susceptible to damp penetration and can be more challenging to insulate effectively. Our surveyors know how to assess these traditional construction methods and identify the issues that commonly arise.

Mid-century properties built between 1919 and 1980 generally feature brick cavity wall construction, though the early cavity walls from this period often lack insulation. The roofs on these properties typically use concrete tiles, which have a different lifespan and maintenance requirements compared to the natural clay tiles or slate used on older properties. We inspect these elements knowing what to expect based on the property's age and construction type, identifying wear patterns and defects that are typical for each era of building.

Modern properties and new builds in SN7, including those at The Wickets, The Grange, and Fernleigh Park developments, use contemporary construction methods with insulated cavity walls, brick and render finishes, and pitched roofs with concrete or slate-effect tiles. While these newer properties generally require less maintenance, they can still have defects that we identify, particularly in relation to workmanship issues that may have occurred during construction. We've surveyed numerous new-build properties in the area and regularly identify items that builders need to put right before completion.

• Pre-1919: Solid stone/brick walls, pitched roofs with clay tiles or slate
• 1919-1980: Cavity brick walls, concrete tile roofs
• Post-1980: Insulated cavity walls, modern roofing materials

Based on our extensive experience surveying properties throughout the SN7 area, we've identified several defect patterns that appear regularly in local properties. Damp issues are perhaps the most common problem we encounter, particularly in period properties with solid walls where moisture can rise from the ground or penetrate through the walls during wet weather. We regularly find cases of rising damp where the original damp-proof course has failed or was never installed, as well as penetrating damp caused by damaged render, missing tiles, or deteriorating pointing to the stonework.

Roof defects are another frequent finding in our SN7 surveys. Older properties with clay tile roofs often have slipped tiles, deteriorated leadwork around chimneys and valleys, and felt that has degraded over time. These issues can allow water ingress that leads to further problems inside the property, including timber decay and damage to plasterwork. We inspect every accessible roof area thoroughly, including the loft space where we can assess the condition of the roof structure, insulation, and any signs of past or current leaks.

Given the clay geology underlying much of the SN7 area, subsidence and heave are concerns that we assess on every inspection. Properties built on shrink-swell clay soils can experience ground movement during periods of drought when the clay dries out and contracts, or during wet weather when it expands. This movement can manifest as cracking in walls, doors and windows that stick or don't close properly, and uneven floors. We look for these signs throughout the property and assess the risk factors including the property's proximity to trees, the depth of its foundations, and any previous repairs that may have been carried out.

• Rising damp in solid wall properties
• Penetrating damp from defective render or roof elements
• Slipped or broken roof tiles
• Deteriorated leadwork on chimneys
• Subsidence cracks from clay soil movement
• Timber rot and woodworm infestation
• Outdated electrical wiring
• Inadequate insulation in cavity walls

The RICS Level 2 HomeBuyer Survey provides a comprehensive assessment of the property's condition, focusing on issues that affect value and safety. Our surveyors examine the main structural elements including walls, floors, ceilings, and the roof structure, assessing their condition and identifying any defects that may require attention. We assess the condition of windows and doors, check for signs of damp or timber decay, and evaluate the property's insulation and energy efficiency considerations, noting where improvements could be made.

In the SN7 area, we pay particular attention to potential issues arising from the local geology. Our inspectors look for signs of foundation movement, cracking that may indicate subsidence or heave, and any evidence of previous ground stabilisation works. We also assess flood risk based on the property's proximity to watercourses including the River Thames, River Ock, and River Cole, as well as the local topography and drainage characteristics, providing practical advice on any mitigation measures that may be necessary. Properties in low-lying areas or those with a history of flooding require careful assessment.

The report uses the RICS traffic light system to clearly highlight conditions ranging from green (satisfactory) to red (urgent attention required). Each defect receives a detailed explanation, including what it is, why it's occurred, and what the implications might be. We provide clear recommendations on what action to take, whether that's immediate repairs, further investigations by specialists, or monitoring over time. For properties in conservation areas or listed buildings, we advise on any specific considerations regarding permitted development rights and requirements for specialist surveys that may be needed.

• Structural condition assessment
• Damp and moisture detection
• Roof and chimney inspection
• Electrical and plumbing overview
• Energy efficiency observations
• Legal considerations advice
• Flood risk assessment
• Conservation and listed building advice