RICS Level 2 HomeBuyer Survey in St. Helen Without

Our RICS Level 2 HomeBuyer Survey provides a thorough inspection of the property's accessible areas, assessing the overall condition and identifying any defects that might affect the value or safety of the property. The survey includes a detailed examination of the walls, roof, floors, windows, doors, and permanent fixtures. Our inspectors specifically look for signs of structural movement, damp penetration, timber defects, and issues specific to the construction methods used in properties across St. Helen Without. We examine the condition of extensions, conservatories, and any outbuildings included in the property.

Given the local geology in parts of St. Helen Without, including areas near Parsonage Moor and Cothill National Nature Reserve, our surveyors pay particular attention to potential ground movement issues. The presence of fenland and peat in some areas can indicate shrink-swell clay conditions that may affect foundations over time. We also assess the flood risk that affects certain parts of the parish, particularly the centre of Cothill which lies within Flood Zones 2 and 3, and properties near Fox Lane and Long Tow that have experienced inundation during heavy rainfall.

The Level 2 survey includes an Energy Performance Certificate (EPC) rating review, helping you understand the property's energy efficiency and potential running costs. We also provide a market valuation and insurance rebuild cost estimate, which can be invaluable when arranging buildings insurance. For properties in St. Helen Without that include converted farm buildings or older stone constructions, our surveyors have the expertise to identify typical defects associated with these traditional building types, such as settlement cracks in older properties or issues with historic damp-proof courses.

• Structural walls and foundations
• Roof covering and chimneys
• Windows and doors
• Damp and timber condition
• Electrical and heating systems
• Boundaries and external areas

St. Helen Without encompasses several distinct villages and hamlets, each with its own character and property types. In Cothill and Dry Sandford, you will find numerous 1-2 storey detached houses, cottages, and converted farm buildings constructed from local stone and brick with slate and tiled roofs. These traditional properties often have character features but may also have older systems that require updating. The hamlet of Cothill contains several historic buildings, including Dry Sandford Mill which is Grade II listed, and our surveyors understand how to assess these older buildings appropriately.

Shippon, located near Dalton Barracks, contains a significant number of army quarters, which are typically more standard in construction but may have been subject to Ministry of Defence maintenance standards. Boars Hill, within the parish, features larger detached houses built from the late 19th century onwards, while bungalows constructed in the 1930s can be found along roads such as Lansdowne Road, Lashford Lane, and Besselsleigh Road. The area is also seeing new development with the allocation of 1,200 dwellings at the former Dalton Barracks/Abingdon Airfield site, representing significant growth for the parish by 2031. We have inspected properties across all these different types and ages, giving us the expertise to identify issues specific to each.

Our surveyors are familiar with all these property types and can identify issues specific to each construction era and style. Whether you are purchasing a period stone cottage in Dry Sandford or a 1930s bungalow near Sandleigh Road, our Level 2 survey provides the detailed assessment you need. We also note any listed building status - properties like St Helen's Church in Dry Sandford, The White House in Shippon, and Dry Sandford Mill are all Grade II listed, and if your target property has listed status, this affects what alterations you can make and may require specialist insurance. Our experience with listed properties in the area means we can advise you on the implications for maintenance and renovation.

Based on our experience surveying properties across St. Helen Without, there are several issues that recur frequently in this area. Properties built from local limestone, particularly in Dry Sandford and Cothill, often have older damp-proof courses that may have failed or been bridged over time. We frequently find signs of past damp penetration in these older stone buildings, especially where ventilation has been reduced during modernisation work. The soft limestone used in many walls can also be prone to weathering and erosion, particularly in exposed positions.

The 1930s bungalows found along Lansdowne Road, Lashford Lane, and Besselsleigh Road present their own typical defects. These properties often have original timber windows that may be deteriorating, original roofing that will need replacement soon, and potential issues with concrete foundations that were common in that era. We also commonly find that the original electrical and heating systems in these bungalows are outdated and will require updating to meet current standards. Our survey will identify all of these issues so you can plan accordingly.

For converted farm buildings, which are popular in this rural area, we often find issues related to the original agricultural use of the structure. These can include inadequate insulation, structural alterations that may affect load-bearing walls, and connections to private water supplies or septic tanks that require careful inspection. The conversion work itself, often carried out many years ago, may have hidden defects that only become apparent during a detailed survey. Our inspectors know exactly what to look for in these traditional converted properties.