RICS Level 2 Survey in GL55

Moreton-in-Marsh has a recorded history as a market town going back to the 13th century, and a good number of its most desirable homes were put up in the 17th and 18th centuries. Houses of that vintage are rarely straightforward. They have usually been repaired, extended and altered repeatedly over the decades, so judging their present condition takes far more than a viewing with an estate agent. Our RICS Level 2 survey gives you a professional assessment from someone trained specifically in older construction.

There is also the underlying geology in GL55 to think about. Jurassic limestone bedrock is generally stable, but superficial clay deposits beside river valleys and other low-lying ground bring a moderate shrink-swell risk. Where shallow foundations sit on clay subsoil, seasonal changes in soil moisture can lead to movement, and our surveyors know the crack patterns and distortion that point to this. We also highlight properties within documented flood risk zones, including those close to the River Evenlode and its tributaries.

Across GL55, 71 residential sales were recorded over the past 12 months. That is a fairly modest level of activity, which reflects both the area's smaller size and the selective buyer market found in this part of the Cotswolds. Buyers here are usually well briefed and cautious, and turning up to a purchase with a surveyor's report is standard practice for experienced purchasers. It also gives you something practical to work with if defects come to light that the seller has not disclosed.

On Moreton-in-Marsh's High Street, there are many Grade II listed buildings, and the area sits within a designated conservation area. Listed status brings extra obligations for any owner. Repairs have to use suitable materials and methods, and alterations need consent. In our survey, we point out features suggesting listed building restrictions may apply, or that earlier changes might not have received the approval required. That gives you the chance to check matters properly before you commit.

The standout feature of GL55's traditional housing stock is Cotswold stone, a warm, golden-coloured oolitic limestone quarried locally for centuries. It gives these buildings their distinctive appearance and much of their heritage value, but it also calls for an informed inspection. Cotswold stone properties were built with lime mortar rather than cement, and those materials behave very differently as time passes. A key part of our survey is establishing which is present and what sort of condition it is in.

Lime mortar is softer and more permeable than cement. It lets walls breathe, allows for slight movement and releases moisture gradually. Once lime mortar starts to fail, through erosion, frost damage or simple age, water can get into the wall structure and show up internally as damp. We check the pointing on every accessible face of the building and note where repointing is needed. One of the common mistakes on a Cotswold stone property is repointing with cement mortar. Our report draws attention to any sign of that, because it traps moisture and can speed up stone decay.

Another feature seen regularly across GL55 is the stone slate roof. Attractive, yes, but they do need specialist upkeep. Individual slates are hung on wooden pegs, and those pegs deteriorate with age, which can lead to slates slipping or falling. Lead valleys, hips and ridge flashings also need periodic checking and renewal. Our surveyors assess the overall condition of the roof covering from ground level and, where access allows, from inside the loft, noting any slipping, breakage, or moss and lichen growth that may be hiding damage.

In Moreton-in-Marsh town centre, GL55 includes examples of 17th and 18th-century architecture that have survived with much of their character intact. A number of High Street buildings date from the period when Moreton was an important coaching stop on the Fosse Way. Anyone buying one of these historic commercial conversions or residential properties in the centre of town should expect extra complexity. We note that in our survey and advise where a RICS Level 3 Building Survey may give a fuller assessment.

In GL55, every survey we undertake is completed by a RICS-registered surveyor. The Royal Institution of Chartered Surveyors sets the professional benchmark for property surveying in the UK, and membership involves rigorous training, examinations and continuing professional development. So when you book through Homemove, the report comes from a qualified professional, not a trainee and not a generalist.

Local experience matters here. Our GL55 surveyors know the property types found in Moreton-in-Marsh and the nearby villages, from traditional Cotswold buildings to homes affected by the flood risk geography of the Evenlode valley. They are also familiar with the listed building and conservation area requirements that apply in the town centre. You can see that knowledge in the detail of the reports we produce.

We write our reports in plain English and keep technical jargon to a minimum. Where specialist terms cannot be avoided, we explain them. Each significant issue is backed up by a photograph taken during the inspection, and the condition ratings are set out clearly, so you do not need prior experience of property surveys to understand how serious any problem may be.

Questions often come up after the report arrives, and you can contact us once you have read it. Buyers regularly ask which findings matter most, how best to raise them with the vendor, or how to order follow-up investigations in a sensible order. We treat that as part of the service and are happy to help with reasonable follow-up queries on any report we have prepared.