RICS Level 2 Survey in South Leigh

A RICS Level 2 survey provides a thorough visual inspection of all accessible areas of the property. Our surveyor will examine the walls, roof, floors, windows, doors, and plumbing and electrical systems, flagging any defects or areas of concern. The report uses a simple traffic light system to rate the condition of each element - red for urgent issues requiring immediate attention, amber for defects that need negotiating over, and green for satisfactory condition. This clear format helps you quickly identify which issues are critical and which are minor.

The survey includes a thorough assessment of the property's value, with our surveyor considering local market conditions and any environmental factors that might affect the worth of your investment. In South Leigh, where properties range from historic cottages to more recent constructions, this valuation element is particularly valuable given the current market conditions showing an 8.7% price decrease over the past year. We check for signs of damp, rot, structural movement, and any issues with the building's foundations.

Unlike a basic valuation, the Level 2 survey provides practical advice on repairs and maintenance, giving you estimates of likely costs for addressing any problems discovered. This information is invaluable when negotiating with sellers, whether you are requesting repairs before completion or seeking a price reduction to account for the cost of addressing defects. Many buyers in South Leigh find that the survey more than pays for itself through these negotiations. Our reports also include an insurance rebuild cost estimate, which is essential for ensuring you have adequate cover for your new property.

We also assess environmental risks specific to the South Leigh area, including potential flood risk from the Limb Brook and any ground stability concerns related to the local clay geology. The survey will note the apparent condition of any timber elements, check the functionality of doors and windows, and provide advice on the property's energy efficiency. This comprehensive approach gives you a complete picture of what you are buying.

• Visual inspection of all accessible areas
• Condition ratings using traffic light system
• Market valuation and insurance rebuild costs
• Advice on repairs and maintenance
• Assessment of environmental risks
• Energy efficiency considerations

Understanding the local construction methods is essential for proper assessment of South Leigh properties. Many homes in the village feature traditional solid wall construction, typically 200-300mm thick for stone buildings and 225mm for brick-built properties. These walls lack the cavity that modern properties have, meaning they rely on their mass and any existing damp-proof course to keep moisture at bay. Our surveyors understand how these traditional walls perform in the local climate and what warning signs to look for.

Roofing in South Leigh varies considerably depending on the age and type of property. Traditional homes often feature high-pitched tiled roofs with red brick chimneys, as seen in properties like South View built around 1890. These roofs can include decorative half-timbered walls with roughcast filling and red brick plinths. Our surveyors will access the roof where safe and practical to do so, examining the condition of tiles, pointing, and any visible structural elements including rafters, battens, and felt underlay.

Many properties in the village have been extended or altered over the years, and our surveyors pay particular attention to the junction between old and new construction. Poorly executed extensions can lead to damp penetration, structural issues, or thermal bridging. We also check for any previous alterations that may have compromised the integrity of the original building, such as removed internal walls or modified roof structures.

The combination of older housing stock and local geological conditions means that certain defects are particularly common in South Leigh properties. Damp is perhaps the most frequent issue, with many historic properties lacking modern damp-proof courses or having problems with rising damp due to their age. Our surveyors carefully check all walls, floors, and joinery for signs of damp penetration, condensation, and the distinctive musty smell that indicates moisture problems. We also assess the effectiveness of any existing damp-proof course or injected treatment.

Roof condition is another critical area, especially given the traditional construction methods used in local properties. Many homes feature high-pitched tiled roofs with red brick chimneys, as seen in properties like South View built around 1890. These roofs can suffer from slipped tiles, damaged flashing, deteriorated felt, and timber decay in the rafters and battens. Our surveyors access the roof where safe and practical to do so, examining the condition of tiles, pointing, and any visible structural elements. We also check chimney stacks for signs of deterioration, which is particularly important given the age of many chimneys in the area.

Electrical systems in older properties often require particular attention. Properties built before modern electrical regulations may have outdated wiring that does not meet current safety standards. Our surveyors will note the apparent age and condition of the electrical installation, flagging any obvious concerns that should be checked by a qualified electrician before you complete your purchase. We look for modern consumer units, adequate earthing, and the condition of visible wiring.

Given the clay geology underlying much of South Leigh, we pay close attention to signs of subsidence or foundation movement. This includes checking walls for cracking patterns, assessing whether doors and windows operate properly, and looking for signs of ground movement. Properties with older foundations are particularly vulnerable to movement during periods of drought or excessive wet weather, both of which affect clay soils.

• Rising and penetrating damp
• Roof tile damage and structural decay
• Foundation movement and subsidence
• Outdated electrical wiring
• Timber rot and woodworm
• Chimney deterioration