RICS Level 2 Survey Tewkesbury

Our RICS Level 2 survey provides a thorough inspection of the property's accessible areas, including the roof space, walls, windows, doors, and services. We assess the condition of each element and rate them using a clear traffic light system - red for urgent issues requiring immediate attention, amber for defects that need negotiating over, and green for satisfactory condition. This standardised approach helps you understand exactly what you are buying and prioritises any necessary repairs or remedial works.

Tewkesbury's unique geology presents specific challenges that our surveyors know to look for. The area contains notorious shrink-swell clay pockets that can cause subsidence movement in properties, particularly those with trees close to foundations. Our inspectors examine walls for signs of movement, cracks that may indicate structural issues, and any evidence of past or present subsidence. We also check drainage and look for signs of hidden rivers that run beneath certain postcodes in the area.

Given Tewkesbury's position on the Rivers Severn and Avon, flood risk is a genuine consideration for some properties. Our surveyors inspect the surroundings, check flood defence measures, and note any history of flooding that may affect the property. We also examine the condition of historic boundary walls, such as those around Victoria Gardens, which serve as flood defences for the medieval core of the town.

The Malvern axis, a major north-south geological structure, divides the Tewkesbury district and creates varied ground conditions across different parts of the town. Small patches of glacial deposits are found in the western areas, while sand and gravel from the Severn and Avon river terraces contribute to the complex soil composition in lower-lying areas. Our surveyors take these geological factors into account during every inspection, assessing foundations and drainage accordingly.

• Structural assessment
• Damp and timber decay detection
• Roof condition inspection
• Electrical and plumbing visible checks
• Thermal efficiency observations
• Flood risk assessment

Tewkesbury is experiencing significant growth with several major new build developments active in the area. Barratt Homes is constructing Fiddington Fields, a development of 2, 3, and 4 bedroom homes priced from £257,995 to £504,995, located just two miles from the medieval town centre near Ashchurch. Bloor Homes is building Tewkesbury Meadow in Walton Cardiff, offering 2, 3, 4, and 5 bedroom properties from £275,000 to £525,000. Taylor Wimpey has three developments in the area - The Quarters, Abbey Grange, and Kyrle Green - with prices ranging from £264,000 for a 2-bed end terrace to £420,000 for a 4-bed detached home.

While new builds come with the protection of NHBC or similar structural warranties, a RICS Level 2 survey can still identify issues that may not be covered by the warranty. Our inspectors check the quality of workmanship, verify that fixtures and fittings have been installed correctly, and identify any defects that the builder needs to address. Even in recently constructed properties, we have found issues with drainage, roof detailing, and finishing work that required correction before the warranty period expires.

For buyers purchasing off-plan or during construction, the Level 2 survey provides that your investment is sound. Our surveyors can also provide advice on the suitability of the property for its intended use and flag any concerns about the development's location relative to flood risk areas or other environmental factors. Many of the newer developments in Tewkesbury have been built beyond the floodplain specifically to address these concerns, but our surveyors still assess each property individually.

The 1970s semi-detached properties that form a significant part of Tewkesbury's housing stock present their own considerations. These properties often have different maintenance needs compared to both older historic homes and new builds. Our surveyors are familiar with the typical defects found in properties from this era, including issues with original windows, roofing materials from that period, and any renovation work that may have been carried out over the decades.

The geology beneath Tewkesbury presents specific challenges that our surveyors take into account during every inspection. The Malvern axis, a major north-south geological structure, divides the district and creates varied ground conditions across different parts of the town. Small patches of glacial deposits are found in the west, while sand and gravel from the Severn and Avon river terraces contribute to the complex soil composition in lower-lying areas.

The most significant geological issue for property buyers to be aware of is the presence of shrink-swell clay pockets. These clay soils expand and contract depending on moisture levels, which can cause foundations to move over time. Properties with trees nearby are particularly vulnerable, as trees draw moisture from the soil and cause it to shrink. Our surveyors examine foundations, walls, and window frames for signs of this type of movement, which may manifest as diagonal cracks, sticking doors, or uneven floors.

Flood risk is another important consideration given Tewkesbury's location at the confluence of the Rivers Severn and Avon. While the medieval core is protected by floodplain and the historic boundary wall of Victoria Gardens serves as a flood defence for the town, some areas remain vulnerable. Modern developments have largely occurred beyond the floodplain, but our surveyors still assess the property's position, check for any history of flooding, and advise on appropriate precautions. If you are considering a property in a lower-lying area, we recommend discussing flood risk cover with your insurance provider.

Historic mineworkings are another factor that can affect structural conditions in parts of the Tewkesbury area. Our surveyors are aware of this potential issue and will note any signs that may indicate problems related to historic mining activity. While not as prevalent as in some other parts of Gloucestershire, this is still a consideration for certain properties, and our report will advise if further investigation is recommended.