RICS Level 2 Survey in Bourton-on-the-Hill

Bourton-on-the-Hill lies in the middle of the Cotswolds, an area known for its golden limestone buildings. Most homes here date from 1800 to 1911, so they are largely period properties over 100 years old. Charming as they are, these traditional Cotswold stone houses bring the sort of maintenance issues our surveyors see time and again. Solid stone walls, lime-based mortars and old slate roofs all need a trained eye. Our team knows how these construction methods age, and we can spot problems that are easy to miss at first glance.

Our RICS Level 2 survey is a detailed visual inspection of all accessible parts of the property. We look closely at walls, roofs, floors, windows, doors and services. Damp, movement, roof wear and the other defects common in older homes are all checked. In Bourton-on-the-Hill, where many houses have traditional Cotswold stone slates, we give the roof particular attention, along with any signs of weathering or damage that might let water in. Flashings, gutters and downpipes are examined too, because they matter so much in stopping water ingress in traditional stone buildings.

We write the report so it is straightforward to act on. A traffic light system shows the condition of each main part of the property, from roof and walls through to plumbing and electrics. That way, it is simple to see what needs attention now and what can wait. In Bourton-on-the-Hill, the age of the houses and their traditional build often mean several points are flagged for follow-up, which helps with repair budgets or negotiating on the purchase price. The valuation element also lets you check that the asking price sits comfortably within the current market conditions in this evolving property market.

One of the main advantages of a RICS Level 2 survey is the market valuation and rebuild cost assessment we include. That rebuild figure matters for insurance, because older Cotswold stone properties often cost far more to rebuild than modern homes, thanks to the specialist materials and traditional methods involved. We work this out using the property's size, construction type and location, so you have suitable cover from day one of ownership. In Bourton-on-the-Hill, where period homes have such a distinctive character, replacement costs can be substantial.

• Visual inspection of all accessible areas
• Condition ratings for key building elements
• Market valuation and insurance rebuild costs
• Advice on defects and recommended actions

Homes in Bourton-on-the-Hill are mainly built from Cotswold limestone, the golden-coloured oolitic stone that gives the village its look. It has been used across the Cotswolds for centuries, creating the warm, honey-coloured buildings people come to see. Solid stone walls are durable, but they do not behave like modern cavity walls. They can be prone to rising damp, especially where original lime-based mortars have been swapped out for cement mortar, which can trap moisture and lead to structural issues. Our surveyors understand those differences and know exactly what to look for in stone-walled properties.

Roofing in Bourton-on-the-Hill usually means natural slate or Cotswold stone tiles, the sort of materials long associated with period homes. They suit the area beautifully, though they do need regular upkeep and can suffer cracking, slippage and deterioration over time. We inspect the coverings closely, looking for missing or damaged slates, signs of patch repairs, and the condition of ridge tiles and hip tiles. Where we can get into the loft, we also assess the roof structure from inside, checking for timber decay, insect activity or movement that could point to something more serious.

Lime-based mortars and renders were once standard in Cotswold properties, and they matter because they let the building breathe, which is vital for solid stone walls. The trouble starts when cement-based mortars or modern renders are applied later, as they can trap moisture and create damp. Our surveyors are used to spotting this kind of mismatch, because it is a common issue locally. We also advise on using traditional lime-based products for repairs, which helps deal with the damp while keeping the character and value of period homes in Bourton-on-the-Hill intact.

With 83% of the housing stock in Bourton-on-the-Hill built before 1919, almost every property in the village will benefit from a careful survey. Many still have original features, including timber-framed windows, flagstone floors and fireplaces, all of which add charm but also need maintenance. Our Level 2 survey sets out the condition of these features and gives practical advice on upkeep, so you can see what is original and what has been changed over the years. For buyers hoping to keep the period feel of their new home while meeting modern standards of comfort and efficiency, that is especially useful.

Your RICS Level 2 survey report for a Bourton-on-the-Hill property gives you a clear view of the property's condition. The structure of the report puts the most important findings at the start, with a short summary that busy buyers can scan quickly. After that, we set out detailed sections on each major part of the building, from roof and gutters through to walls, floors, windows and internal fixtures. Each section uses a simple condition rating system, so you can prioritise any remedial work that may be needed.

Each section carries a condition rating from one to three, with one being the best condition and three meaning urgent repairs are needed. We also include practical next steps, whether that means speaking to a structural engineer, putting money aside for roof repairs, or simply keeping an eye on a minor matter for now. In Bourton-on-the-Hill, we often add specific guidance on looking after traditional Cotswold stone buildings, including suggestions for lime-based mortars and repair methods that protect the character of these historic homes. For buyers who want to keep the authenticity of a period property, that local knowledge is invaluable.

The report also includes a market valuation, which helps you judge whether the asking price matches the property's true worth. That is especially helpful in the current market, where property prices in Bourton-on-the-Hill have changed significantly over the past year. Together with the rebuild cost assessment for insurance, you get a full picture of the property's financial implications before you proceed. The rebuild cost is worked out from the property's construction type, size and location, taking into account the specialist materials and methods needed for Cotswold stone properties.

If the survey picks up issues that need further investigation, we set out the next steps clearly in the report. That may mean a structural engineer for structural concerns, a damp specialist for moisture problems, or a qualified electrician for electrical faults. Where useful, we include contact details for recommended specialists. The report also acts as a handy reference for the future, helping you plan maintenance and budget for ongoing repairs to protect your investment in your Bourton-on-the-Hill property.