RICS Level 2 Survey in Aston, Cote, Shifford and Chimney

A mortgage valuation will not pick up many of the risks we regularly see in Aston, Cote, Shifford and Chimney. This part of the parish sits on the River Thames flood plain, and many homes have a history of flooding, most notably in 2007 when Aston Village Centre, Ham Lane, West End, The Square, and Bampton Road were badly affected. Our surveyors check the practical signs, from the condition of drains and the height of door thresholds to evidence of earlier water damage that a non-specialist could miss. In July 2007, the Great Brook surcharged and flooded agricultural land and properties in Bull Street and Bull Lane, with water rising through traditionally constructed porous floors in older homes, exactly the kind of pattern we watch for across the parish.

A lot of the parish's housing is listed or built in traditional forms that behave very differently from modern homes. Older houses here often have Cotswold stone walls and were originally roofed with Stonesfield slate, while the brickworks set up after the 1855 enclosure produced the distinctive red Aston brick seen in buildings such as Aston House, built around 1744. That calls for experienced inspection. Our RICS Level 2 survey is designed to spot defects linked to lime mortar pointing, rather than modern cement, which can fail where repointing has been done wrongly. We also look at original timber frame elements that may be concealed within stone-walled properties.

Ground conditions matter here as well. The geology of gravel terraces brings its own considerations for the condition of a property, and although the well-drained land lowers some risks, the closeness of watercourses and the area's history of flooding mean we pay close attention to moisture ingress, the condition of cellars or underfloor spaces, and any signs of subsidence or movement that local soil conditions may worsen. The Parish Community Emergency Plan identifies flooding as the major risk throughout the parish, which tells us buyers need a clear picture of what they are taking on.

The age of the local housing stock makes a careful survey especially worthwhile. Many homes date from the 17th and 18th centuries, and a significant proportion were built before 1945, so defects tied to ageing materials, dated electrical systems, and historic construction methods are more likely than in newer areas. We give buyers the detailed assessment needed to judge the purchase properly.

• Flood risk assessment included
• Traditional construction expertise
• Listed building knowledge
• Drainage and damp inspection
• Roof and chimney condition check
• Electrical and plumbing visible areas

Across Aston, Cote, Shifford and Chimney, the housing stock spans a long architectural timeline, from 17th and 18th-century farmhouses to Victorian brick houses and newer development. Those different construction types need to be read properly if defects are to be identified with confidence, and that is what our surveyors do on site. The parish also includes many listed buildings, among them Grade II listed Aston House, Grade II* Cote Baptist Church, Barn Approximately 10 Metres East of Cote Farmhouse, Cote Farmhouse, Cote Cottage, Church of St James, Church of St Mary, and Chimney Farm Cottages, all of which call for specific expertise.

Cotswold stone appears in many properties across the four villages, and while it gives real character, it also brings maintenance issues that should not be ignored. Traditionally, these stones were laid in lime mortar rather than cement, so poor-quality repairs can trap moisture and cause serious problems. Our surveyors check pointing, wall ties, and any evidence of structural movement that may point to trouble within the stonework. We also note previous remedial works where unsuitable modern materials have been used, because that can speed up deterioration in traditional stone walls.

Victorian and Edwardian homes in the parish come with a different set of points to inspect. Built in many cases with the red Aston brick produced by the local brickworks after the 1855 enclosure, they often include chimneys in ashlar stone or brick, with brick becoming the dominant material in the late nineteenth century. We therefore give chimney stacks close attention, as they are a common source of defects in older buildings. We also check for rising damp, which can be a particular issue in solid-walled brick properties with no damp proof course.

One recurring concern in this parish is the presence of traditionally constructed porous floors. These are usually found in buildings put up before modern damp proof membranes became common, and during flood events they can allow water to rise through the floor itself. That happened in the 2007 floods in the Bull Street and Church Lane areas. During our inspection, we look at skirting boards for tide marks, walls for damp patches, and timber elements for rot or insect damage that could point to earlier water ingress.

• Cotswold stone walls (traditional lime mortar)
• Victorian brick construction
• Pre-1900 solid wall properties
• Traditional porous floors
• Stone and brick chimneys
• Original timber frame elements

The RICS Level 2 Homebuyers Survey is intended to identify serious or urgent defects, as well as issues that may affect value. In a rural parish such as Aston, Cote, Shifford and Chimney, where many buildings are older and use traditional construction methods, that makes it especially useful. We inspect walls, roof, ceilings, floors, doors, windows, and bathroom fittings, together with visible parts of the property's services. Every inspection follows the RICS Level 2 protocol, giving a consistent professional assessment in line with national standards.

Flooding has to be taken seriously here, so our surveyors pay close attention to signs of damp and earlier water damage. We check skirting boards for tide marks, inspect walls for damp patches, look at timber such as floor joists and door frames for rot or insect damage, and note any remedial works that may have followed previous flood events. We also examine the drainage system, including gutters, downpipes, and any soakaways or septic tanks that are present, because drainage failures have contributed to flooding in the area before. Boundary ditches are especially important in this parish, as blocked ditches have historically caused flooding on Back Lane and in other low-lying places.

Where the roof space is accessible, we inspect it thoroughly. A number of properties still have their original Stonesfield slate roofs, and although these coverings can last very well, they may also show broken or slipped slates, failing ridge tiles, and defects in flashings. Our surveyors record the approximate age and condition of the roof covering and flag any part that needs immediate attention or more specialist investigation. We also inspect chimney stacks, another common source of defects in older buildings, particularly those built with the traditional stone and brick methods seen throughout the parish.

We also review the property's services where they are visible, including electrical consumer units, plumbing connections, and heating systems. In older houses, these features are often either original or upgraded in stages over many years, so we flag obvious defects and outdated installations that may need attention from qualified electricians or plumbers. As part of our valuation, we provide rebuilding cost estimates, which are important for insurance and help buyers understand the real cost of the investment.

• Structural movement and subsidence indicators
• Roof condition and estimated remaining life
• Damp and timber decay
• Chimney condition and flashings
• Windows and doors operation
• Drainage and guttering
• Electrical visible defects
• Plumbing visible defects
• Floor condition