RICS Level 3 Building Survey in Bitchfield and Bassingthorpe

Bitchfield and Bassingthorpe are packed with historic buildings, and that makes a proper survey from someone who knows traditional construction especially important. The Church of St Mary Magdalene in Lower Bitchfield and the Church of St Thomas a Becket in Bassingthorpe are both Grade I listed, with Norman and Perpendicular features spanning the 11th through 16th centuries. The Manor House is Grade I listed too, adding to the area’s architectural pedigree. Around here, many homes are built in local limestone and brick, so the survey has to be handled by someone who understands the quirks of those materials.

Our RICS Level 3 Survey goes a good deal further than a standard condition report. We look at accessible parts of the building, roofs, walls, floors, windows and doors, and we also check the visible condition of plumbing, electrical installations and heating systems. Defects are identified, their likely impact is explained, and repairs and maintenance are set out in order of priority. That level of detail matters in older homes, where hidden problems can catch buyers out. On Main Street and the surrounding lanes, we often come across issues tied to age and the materials used.

South Kesteven brings its own geological considerations for buyers. Clay soils in this area can shrink and swell, and that movement can affect foundations over time. Homes built on, or close to, clay subsoil may show signs of movement after droughts or spells of heavy rain. Our surveyors know the signs, from cracked walls and sticky doors to external ground levels that hint at earlier movement. We have inspected several properties near the junction of Corby Road and Main Street where clay ground conditions have led to minor movement over the years.

Recent planning permissions show there is still interest in the parish, including a new three-bedroom dwelling near St. Mary Magdalene's Church in Lower Bitchfield. That points to ongoing change in the area, so we also look closely at newer parts of the housing stock, checking whether they meet current building regulations and spotting any construction defects that may have appeared since the property was built.

• Thorough visual inspection of all accessible areas
• Identification of construction defects and their causes
• Assessment of urgent and non-urgent repairs needed
• Evaluation of the property's condition relative to similar properties
• Analysis of potential future maintenance requirements

Bitchfield and Bassingthorpe show the architectural history of rural Lincolnshire, with buildings ranging from medieval timber-framed structures to Georgian and Victorian additions. The local limestone, quarried throughout South Kesteven, appears in many of the older properties, while later homes use the red brick that came into favour from the 19th century onwards. Knowing how these buildings were put together matters when we assess defects. Our surveyors have inspected numerous stone-built properties along Corby Road and Main Street, which gives us a clear sense of the issues that commonly affect them.

Many houses in the area have been extended over the years, sometimes with Listed Building consent and sometimes without it. Our surveyors look carefully at the junction between the original building and the additions, checking for differential movement or poor tying that could lead to trouble. We also examine traditional features such as thatch roofs, clay tile coverings and original windows, all of which need their own maintenance approach. During an inspection, we pay close attention to how the additions meet the original structure, because that is often where defects show up first.

The area’s agricultural background means some properties began life as farm buildings before being converted for residential use. Those conversions can bring their own problems, including poor insulation, original structural elements that have been weakened, and drainage systems designed for agricultural use rather than domestic living. Our Level 3 Survey deals with those conversion-related issues directly, so you get the full picture. We have surveyed several former barns and farm buildings in the parish that are now homes, and we understand the common problems that turn up in them.

Clay geology in parts of the parish, especially towards the eastern side of the area, creates specific issues for foundation design and performance. Properties there may have been built with different foundation types depending on the ground conditions at the time. Our surveyors assess the foundation type where it can be seen and look for movement or distress that may be linked to the ground. We know that homes on clay soils need particular care during inspection, and we know what to look for.

• Traditional lime mortar pointing prone to erosion
• Stonework weathering and mortar joint deterioration
• Roof covering age and remaining lifespan
• Evidence of previous structural movement
• Quality and condition of historic windows
• Foundation type and condition relative to ground conditions