RICS Level 3 Building Survey in Braceborough and Wilsthorpe

Braceborough and Wilsthorpe have an unusually high number of historic buildings, with many listed properties that need specialist inspection. St Margaret's Church in Braceborough is Grade I listed, while St Faith's Church in Wilsthorpe is Grade II* listed. Residential buildings such as The Old Rectory, built in 1848, Old Hall Farmhouse from the late 17th century, and plenty of Grade II listed farmhouses and cottages all call for a level of assessment that a standard survey cannot properly cover. Our inspectors know how to examine fragile historic fabric without causing damage.

Local geology and the materials used in traditional Lincolnshire homes bring their own set of issues, and our surveyors know them well. In these historic buildings, coursed limestone rubble with ashlar quoins and dressings is common, so we look closely for structural movement, failing mortar and rainwater ingress. Our Level 3 survey examines these methods in detail and highlights anything that could affect long-term stability. We also check lime mortar pointing, which remains vital in older buildings.

Flood risk is another matter buyers need to think about here. The East Glen River divides Braceborough and Wilsthorpe, and the wider Lincolnshire area has seen serious flooding, including major damage in nearby Greatford and Tallington in January 2024. Surface water can also become an issue, especially after long dry spells when the ground hardens and compacts. As part of our Level 3 inspection, our surveyors look at drainage, external levels and flood mitigation measures, including how water moves across the site and whether the drainage is up to the job.

Across the civil parish there are several Scheduled Monuments, among them the medieval settlement remains at Shillingthorpe Park, which points to the area’s deep history. Many homes have also been altered and extended over centuries, so our detailed survey looks at how those changes may have affected structural integrity. Where relevant, we also check compliance with modern building regulations, especially after recent conversions or renovations. We have seen plenty of examples where badly handled historic alterations left hidden structural problems behind.

Braceborough and Wilsthorpe are full of buildings that reflect traditional local craft. The main construction material is locally sourced limestone, usually built as rubble walling with dressed ashlar quoins at corners and openings. This style spans the medieval period through to the Victorian era, and it gives properties strong thermal mass, but also certain weaknesses that our surveyors are trained to identify.

Roof construction in the area is usually timber rafters finished with natural slate or clay tiles, both of which need specialist assessment. Some historic properties also have thatched roofs, which bring extra checks, including the state of the reed or straw, any fire retardation treatments, and the condition of the ridging. We have inspected hundreds of traditional roofs across Lincolnshire, so we know the small signs that point to deterioration and future repair needs.

Inside period homes, we often find exposed timber beams, original floorboards and, in some cases, surviving historic plasterwork. These features add character, but they can also reveal a building’s structural story. Our Level 3 survey records them and checks for movement, woodworm activity and water damage that could affect the building’s integrity.

Our work across South Kesteven has shown a few defect patterns that keep turning up. Moisture penetration is especially common in limestone buildings, where the porous stone can let water move through walls, particularly during long wet spells. We often see this as damp patches on internal walls, breakdown of internal plaster and salt efflorescence on external walls. Because the East Glen River is so close, lower-lying properties are often more vulnerable to rising damp and penetrating damp.

Traditional limestone buildings here also show structural movement quite often in our surveys. Foundation movement in clay soils, thermal expansion and contraction, and vibration from traffic on nearby roads can all contribute. Our surveyors are trained to spot the subtler signs, such as cracked plaster, doors and windows sticking, and gaps around cornices. We judge whether movement is active or historic, then give clear advice on whether remedial work is needed.

Period properties in this area regularly show roof defects. Many roofs are old enough for slipped tiles, degraded ridges and worn lead flashing to appear. We inspect all accessible roof spaces carefully, looking for past leaks, timber decay and poor ventilation that may lead to condensation. Our detailed reports set out specific roof maintenance and repair recommendations, with cost estimates to help you budget for the work.

Your RICS Level 3 Building Survey report is prepared to the RICS professional standard and gives a clear, thorough assessment of the property’s condition. A consistent rating system is used, with each defect placed according to severity, from urgent issues needing immediate attention to recommendations for future maintenance. That structure makes it easier to see what work is needed and when, so you can plan the scope and timing of any remedial work.

For properties in Braceborough and Wilsthorpe, our reports deal directly with issues commonly found in traditional Lincolnshire construction. We assess solid wall insulation concerns, the condition of original timber frames, traditional lime mortar pointing that may have been wrongly replaced with cement, and historic roof coverings made from natural slate or clay tiles. Any extension work or conversions completed over the years are also examined, so we can check they were done properly and are not undermining the structure.

The financial section of the report gives estimated costs for repairs and renovation work, which helps you plan for any remedial work identified. Those estimates are based on current market rates in the Lincolnshire area and are intended as a planning guide. Our surveyors draw on extensive experience with local properties to keep the figures realistic and accurate. We also set out priorities, separating urgent items from those that should be tackled soon and those that can wait for later.

Beyond the main report, we include practical advice sections covering energy efficiency, maintenance schedules and any legal points that may affect the property. For listed buildings, we explain the implications of listing and when Listed Building Consent may be required for repairs or alterations. That fuller approach means you have the information needed to make a properly informed decision about the purchase.