Common property problems faced by buyers in the Cotswolds
The Cotswolds is one of the most desirable places to live in England. Historically, demand has always outweighed supply. As a result, I’ve seen how the growth of property values is almost always on the up – and now is no exception.
I know the Cotswolds very well. I’ve seen all sorts of things when it comes to home surveys in the area. I’m particularly interested in older historic properties along with these regular surveys. Of course, the Cotswolds has a fair few of these lying around.
For this blog, I’ve compiled a few of the most common Cotswold property problems that I see on a regular basis. If living in this beautiful area appeals to you, always ensure you watch out for these.
Things to be aware of with Cotswold stone
I love the aesthetic of the Cotswolds. That’s why I work here. Of course, the iconic Cotswold stone is a significant part of that look. Different areas have different shades, but it’s almost always a form of limestone. Here are four things you should be watching out for.
Planning permission
Hoping to extend or renovate a Cotswolds property? You’ll need to meet even more conditions than usual. The further you are away from the tourist hotspots, the more likely you are to be successful.
General water damage
Lots of local stone is small-pore limestone (oolitic). It’s particularly susceptible to water damage. The outer layer of stone breaks down, known as spalling.
Protection from acid rain and pollution
Until the early 20th Century, most stone cottages were coated with limewash. Limewash is a mixture of a form of calcium hydroxide, fats and pigment for colour. It protected the bare stone from decay. Around the First World War, there was a labour shortage, and people stopped applying it. As a result, many homes have up to 100 years of unnecessary wear. Recently, there’s a move to start limewashing homes once more.
Watch out for re-pointing
Originally, people constructed Cotswolds homes with lime mortar. When cement became popular, many people started using it to re-point stonework. However, cement traps moisture within the stone much more than lime mortar. This means the stone’s surfaces break down much, much quicker. Re-pointing isn’t usually necessary.
Roofs, gutters and drainpipes
As I touched on above, water can be very damaging to untreated Cotswold stone. It’s best to look out for anywhere that rainwater could be causing havoc. Like any home, three of the most important things to check are the roof, the gutters and the drainpipes. Collectively, these should be channelling water away from the stonework. Check for leaks in the roof. You can also often see evidence of water leaks from gutters and drainpipes from the surrounding stone’s condition.
Damp
I’ve been to lots of properties suffering from damp problems. This is by no means a Cotswolds-only issue, but it’s well worth watching out for. In the UK, there are three main types of damp:
- Rising damp – moisture coming up through the ground
- Penetrating damp – water getting in through the walls and roof
- Condensation – humidity trapped within the home.
Rising damp isn’t quite as common as some might have you believe. It affects many older properties, but you won’t find it everywhere.
Penetrating damp – linked with my point about water damage – can be an issue around the Cotswolds. Check for moist plaster, peeling walls, and any evidence of widespread mould.
Finally, condensation is a widespread problem. Homeowners often convert kitchens or bathrooms without installing adequate ventilation. The same applies when a new roof is installed, extensions are built or a home is completely renovated. You’ll see it on mirrors and windows. Condensation isn’t a dealbreaker – just know that you’ll need to spend some money on repair and prevention.
Subsidence
Subsidence (when the ground expands and contracts underneath a building) isn’t great. It plagues many homes around the country (up to one in five). There isn’t much we can do to prevent it – we have to somehow live on the planet’s earthen surface.
Homes in the Cotswolds can be affected by subsidence. The further south you go, towards Bristol and Bath, the more likely you are to run into this issue. That said, the area is far from a hotspot. There’s far less compared with industrial locations like the north west and south east.
Keep an eye out for cracks in walls and surfaces that aren’t level. I’ve found that sinking walls are sometimes even clearly visible to the naked eye. That’s particularly true in older properties.
Home value
It’ll come as no surprise to you to learn that houses tend to sell for not-insignificant sums around here. I’d say that, on average, semi-detached and terraced houses are currently going for somewhere between £300,000 and £400,000. Detached homes are where the more significant sums lie, with the vast majority selling for well over £500,000.
With real values this high (never mind solicitor fees, repair/renovation costs and more), it’s crucial to know you’re not overpaying. I’d highly recommend an independent valuation to check this. If you’re getting a mortgage, the lender will do one for you to check they aren’t giving you too much money. Cash buyers will need to get their own.
By getting an extra valuation from a trained professional, you’ll know you aren’t breaking the bank for no reason.
Can my GB Home Surveys Cotswolds team help you?
My team and I look after the Cotswolds region. At GB Home Surveys, we’re all proud to work hard to help you with your house move. Instructing a RICS-registered chartered surveyor to conduct a home survey is the best way you can ensure you avoid these problems (and more).
If you have any more questions or want to know more about the pros and cons of buying a Cotswold property, feel free to email us. You’ll find my email address below. Alternatively, you could contact one of my fellow Cotswolds chartered surveyors (Matt or Alex). Their information is on GB Home Surveys’ dedicated Cotswolds page.
I hope this page has given you a few ideas of some common Cotswolds property problems. Thanks for reading. All the best with your homebuying journey, and I look forward to hearing from you soon.
Ian Comley MRICS
