RICS Level 2 HomeBuyer Survey in SN7 Faringdon

SN7 covers a lovely but varied stretch of Oxfordshire, and the homes here come from very different periods and settings. Around 70% of properties in this area were built before 1980, so a RICS Level 2 Survey is often the most useful choice. The ground beneath many houses is also part of the story, because Kimmeridge Clay and Gault Clay can shrink and swell, putting foundations under strain in drought or after heavy rain. We look for the effects on every inspection, from cracking to doors and windows that start to catch.

Faringdon town centre has a designated conservation area and plenty of listed buildings, while nearby villages such as Stanford in the Vale, Uffington, and Buckland bring their own heritage stock to the mix. Homes near the River Thames, River Ock, and River Cole also need a careful look for flood exposure, which our surveyors consider on each visit. Add in Cotswold stone, mid-century brick, and newer estates, and it is clear why local knowledge matters so much.

We often come across problems that are especially common in this part of Oxfordshire. Period houses with solid walls can suffer from damp, because there is no cavity space to help with insulation. Older clay tile roofs frequently show wear too, especially where leadwork has gone. Timber decay can follow if damp has been left unchecked. We also check for subsidence or heave in properties on clay soils, particularly where mature oaks and other trees sit close by or where shallow foundations were used in earlier builds.

• Damp and condensation issues
• Roof defects and tile slippage
• Subsidence and ground movement
• Timber decay and woodworm
• Outdated electrical systems
• Foundation movement cracks

To give a proper survey in SN7, it helps to know how the houses were put together in the first place, and that comes from working here day after day. In Faringdon and the surrounding villages, older homes were often built from local materials, with Cotswold stone walls in some places, red brick in others, and render finishes that suit the area. These are solid wall buildings, so they do not have the cavity found in modern homes. That can make them more vulnerable to damp penetration and harder to insulate well. Our surveyors know how to read those construction details and spot the faults that tend to follow.

Homes built between 1919 and 1980 usually have brick cavity walls, although the earlier examples from that period often have little or no insulation. Roofs from this era are commonly finished with concrete tiles, which behave differently from the natural clay tiles or slate seen on older properties. We inspect those parts with the property’s age in mind, looking for the usual wear and tear each type tends to show.

Newer homes and new builds in SN7, including The Wickets, The Grange, and Fernleigh Park, are generally put together with modern methods, insulated cavity walls, brick and render finishes, and pitched roofs with concrete or slate-effect tiles. They usually need less upkeep, but defects still crop up, often down to workmanship during construction. We have surveyed plenty of new-build properties locally and regularly pick up items that need to be sorted before completion.

• Pre-1919: Solid stone/brick walls, pitched roofs with clay tiles or slate
• 1919-1980: Cavity brick walls, concrete tile roofs
• Post-1980: Insulated cavity walls, modern roofing materials

From years of surveying across SN7, we see the same defect patterns time and again. Damp is probably the most common issue, especially in period properties with solid walls where moisture can rise from the ground or work through the walls in wet weather. Rising damp turns up where the original damp-proof course has failed, or was never fitted at all. Penetrating damp is also common, usually linked to damaged render, missing tiles, or pointing that has broken down on stonework.

Roof problems are another regular feature in our SN7 surveys. Older houses with clay tile roofs often have slipped tiles, tired leadwork around chimneys and valleys, and felt that has worn out over time. Once water gets in, it can cause more than a simple leak, timber decay and damaged plasterwork often follow. We check every accessible part of the roof, and we always include the loft space where we can see the roof structure, insulation, and any signs of past or active leaks.

Because so much of SN7 sits on clay, subsidence and heave are part of every inspection we carry out. Shrink-swell clay soils move when they dry out in drought or expand in wet weather. The signs are often familiar, cracking in walls, windows and doors that stick, and floors that are no longer level. We assess all of that, along with tree cover, foundation depth, and any earlier repairs that may already have been done.

• Rising damp in solid wall properties
• Penetrating damp from defective render or roof elements
• Slipped or broken roof tiles
• Deteriorated leadwork on chimneys
• Subsidence cracks from clay soil movement
• Timber rot and woodworm infestation
• Outdated electrical wiring
• Inadequate insulation in cavity walls

The RICS Level 2 HomeBuyer Survey gives a clear picture of the property’s condition, with the emphasis on issues that affect value and safety. Our surveyors inspect the main structural parts, including walls, floors, ceilings, and the roof structure, and note their condition along with any defects that may need attention. We also check windows and doors, look for damp or timber decay, and consider insulation and energy efficiency, with practical comments on where improvement could be made.

In SN7, we pay close attention to problems linked to the local ground conditions. Our inspectors look for signs of foundation movement, cracking that may point to subsidence or heave, and any evidence of earlier ground stabilisation works. We also judge flood risk by looking at how close the property sits to watercourses such as the River Thames, River Ock, and River Cole, along with the local topography and drainage patterns, and we give practical advice on any mitigation steps that may be needed. Low-lying homes, or those with a flood history, need particular care.

The report uses the RICS traffic light system to show conditions from green (satisfactory) through to red (urgent attention required). Each defect is explained in plain terms, what it is, why it has happened, and what it could mean. We set out the next steps clearly, whether that means immediate repairs, further specialist investigations, or keeping an eye on it over time. For properties in conservation areas or listed buildings, we also note any relevant points about permitted development rights and any specialist surveys that may be required.

• Structural condition assessment
• Damp and moisture detection
• Roof and chimney inspection
• Electrical and plumbing overview
• Energy efficiency observations
• Legal considerations advice
• Flood risk assessment
• Conservation and listed building advice