RICS Level 2 Survey Charlton Kings

Our RICS Level 2 Survey gives you a detailed visual inspection of all accessible parts of your Charlton Kings property. We look over the walls, roof, foundations, floors, ceilings, doors and windows, checking for damage, wear and any signs of trouble ahead. We report on the property's overall condition and draw attention to defects that need attention, from routine maintenance to more serious structural concerns. Inside and out, we inspect what we can safely and practicably reach.

In Charlton Kings, we keep a close eye on the issues that turn up time and again, damp in older stone and brick buildings, the state of slate and tile roofs, timber problems such as woodworm or rot, and the condition of electrical and plumbing installations. Our report sorts findings by priority using a traffic light system, so it is plain which defects need urgent action and which can be watched over time. That makes it easier to plan repairs and set a budget, whether you are buying a Victorian terrace on Church Street or a modern detached home on one of the new estates.

For homes in the Charlton Kings conservation area or listed buildings, we give extra attention to traditional materials and methods of construction. Cotswold stone walls, lime mortar pointing and period features all call for specialist knowledge, and we shape our reports around the particular demands of historic property. Much of the village's historic core falls within the conservation area, including numerous Grade II listed buildings along London Road, Church Street and the surrounding lanes. Where we spot something that needs closer examination, we will set out the next steps and say if a more detailed RICS Level 3 Building Survey is the better fit for a particularly historic or complex property.

• Wall and foundation inspection
• Roof and chimney assessment
• Damp and timber condition check
• Electrical and plumbing overview
• Energy efficiency considerations
• Traffic light condition rating

Having surveyed homes across Charlton Kings, we are familiar with the defects that commonly appear. Many houses are built in Cotswold stone or red brick, often with solid walls that can let in damp where pointing has broken down or damp-proof courses are absent. Along Church Street and within the conservation area, older properties often show rising damp, especially where modern alterations have blocked original ventilation. The Jurassic limestone geology of this part of the Cotswold Hills usually provides dependable foundations, but homes close to watercourses may stand on alluvium or Head deposits, which can behave differently.

Roofs are one of the elements that most often need attention. On period properties, slate and tile coverings can show the effects of decades of weathering, while leadwork around chimneys and valleys frequently deteriorates and allows penetrating damp into roof spaces and the ceilings below. Many homes built before 1980 also retain original electrical systems that fall short of current safety standards, and we regularly flag these for professional upgrading before occupation. Original cast iron or lead plumbing turns up often too, and this commonly needs updating for modern standards and a safe water supply.

Near the River Chelt, properties built on clay-rich superficial deposits may show signs of subsidence or movement, especially where large trees are nearby. Charlton Kings is not a mining area, but the local geology still means we check carefully for structural movement and foundation concerns. The Environment Agency's flood maps show that land directly beside the River Chelt and its tributaries carries a greater risk of fluvial flooding. Surface water flooding can also affect various parts of the area during heavy rainfall because of the local topography.

• Rising and penetrating damp
• Roof slate/tile deterioration
• Failed leadwork and flashing
• Woodworm and timber rot
• Outdated electrical systems
• Subsidence or structural movement

Charlton Kings also has several active new build developments that we inspect on a regular basis. The Avenue, developed by Bovis Homes on Cirencester Road (GL53 8EQ), includes 3, 4, and 5-bedroom homes from £450,000 to £750,000+. Redrow Homes is building Charlton Place on London Road (GL52 6YJ), where 2, 3, and 4-bedroom properties range from £380,000 to £600,000+. For buyers after more space, Cala Homes at Lakeside Gardens on Shurdington Road (GL53 8EB) has 4 and 5-bedroom detached properties from £650,000 to £950,000+.

New builds can still benefit from a RICS Level 2 Survey. They may present fewer issues overall, but we still find construction defects, snagging items, or problems with fittings and finishes that are easy to miss during a walkthrough. The builder's warranty remains important for structural matters, but our independent assessment provides documentation of the property's condition at the time of purchase. We check that windows and doors work properly, that damp-proof courses run continuously, and that ventilation systems have been installed correctly.

In newer Charlton Kings properties, developers often combine brick, render and reconstituted stone to reflect the local Cotswold look. Our surveyors know these construction types well and can spot issues with workmanship or the materials used. With properties in Charlton Kings having decreased in price by approximately 2% over the last 12 months according to market data, an independent survey matters all the more if you want to judge whether the agreed price reflects the property's true condition.