RICS Level 2 Survey in Steeple Aston

Steeple Aston's housing stock presents unique surveying considerations that differ significantly from newer suburban developments. The village boasts a high concentration of Listed Buildings and properties within its Conservation Area, many constructed from local Jurassic limestone using traditional techniques. These historic properties, while beautiful and characterful, often require specialist knowledge to assess correctly. Our RICS Level 2 survey provides a detailed evaluation of the property's condition, identifying issues that are common to older stone-built homes in the Oxfordshire countryside.

The predominant construction materials in Steeple Aston include Cotswold stone for walls, slate and clay tiles for roofing, and traditional lime mortar pointing. These materials, while durable, require specific maintenance approaches that differ from modern brick and block construction. Our surveyors examine the property comprehensively, looking for signs of damp penetration in solid-wall construction, deterioration of historic roofing materials, and any evidence of movement or settlement that might indicate structural concerns. The use of lime mortar rather than modern cement-based mortars is particularly important, as repointing with cement can trap moisture and cause stone damage.

According to the 2021 Census, Steeple Aston's housing stock comprises 55.4% detached properties, 25.1% semi-detached, 13% terraced, and just 6.5% flats or apartments. This high proportion of detached homes means buyers are often purchasing substantial properties that require thorough assessment. Many of these homes are pre-1919 constructions, built using traditional methods that differ fundamentally from modern building techniques. Understanding these construction types is essential for identifying defects that might not be apparent to untrained buyers.

Properties in Steeple Aston face particular environmental considerations that our surveyors take into account. The local geology features Jurassic limestone with areas of clay soil, creating potential for shrink-swell movement in certain ground conditions. Surface water flooding affects some roads and lower-lying areas within the village, while the River Cherwell runs to the east, indicating potential river flood risk for adjacent low-lying land. Understanding these local factors helps our surveyors provide accurate, relevant advice about the property you are considering purchasing.

• Stone wall condition assessment
• Roof and chimney inspection
• Damp and timber decay evaluation
• Electrical and plumbing condition review
• Structural movement analysis
• Conservation Area considerations

The age of much of Steeple Aston's housing stock means that certain defects appear frequently in our surveys. Damp problems rank among the most common issues we identify, with rising damp affecting properties with solid walls that lack modern damp-proof courses. Penetrating damp results from degraded external pointing, damaged roofing, or failed gutter systems, while condensation issues often affect properties with inadequate ventilation, particularly in kitchens and bathrooms. Given the prevalence of traditional Cotswold stone construction with solid walls, damp assessment is a critical part of our survey process in this village.

Roofing defects require particular attention in this area, where slate and clay tile roofs dominate the older properties. Our surveyors frequently find broken or slipped tiles, deteriorated lead flashing around chimneys and valleys, and timber defects in roof structures including rafters, purlins, and battens. These issues can lead to water penetration and subsequent damage to internal finishes and structural timbers if left unaddressed. The condition of chimneys is also assessed, as these prominent features often show signs of weathering and mortar deterioration, particularly on properties exposed to prevailing winds.

Electrical and plumbing systems in Steeple Aston's older properties frequently require updating. Many homes still contain original wiring that does not meet current regulations, and consumer units may be outdated or inadequate. Similarly, plumbing systems may feature old galvanised pipes that are prone to corrosion and reduced water pressure. Our survey includes a visual assessment of these building services, flagging any obvious concerns that require further investigation by qualified electricians or plumbers. Given the age of many properties, we often recommend a full electrical inspection (EICR) and plumbing survey as complementary investigations.

Structural movement and cracking appear in some properties, reflecting the age of the building stock and the local ground conditions. While minor settlement cracks are common in older buildings and often represent normal movement, our surveyors assess the nature, location, and pattern of any cracks to determine whether they indicate more serious structural concerns requiring further investigation. The presence of clay soils in some areas of the village adds to the potential for ground movement, particularly where trees are located near foundations. Properties near the River Cherwell flood plain may also show signs of past water damage that require assessment.