RICS Level 3 Building Survey Bywell

Homes in Bywell can throw up issues that a standard home survey does not deal with properly. The village has many historic buildings built in local sandstone, including Grade I and Grade II* listed landmarks such as St Andrew's Church and Bywell Hall. A good number of homes here were built before modern building regulations, and some use non-standard forms of construction that need experienced assessment. With Saxon origins in buildings such as St Andrew's Church, dating from around 850 AD, some of the construction methods found locally are rarely encountered in modern buildings.

Ground conditions are one of the first things we think about in this part of Northumberland. The local geology includes Carboniferous sedimentary rocks and notable clay deposits, especially close to the River Tyne floodplain. Those clay soils can shrink and swell, which brings a real risk of subsidence and structural damage in spells of drought or after heavy rainfall. Our inspectors look for the usual warning signs, diagonal cracking to walls, sticking doors and uneven floors. Around Bywell, we have seen homes affected during long dry periods, when trees pull moisture from the clay substrata.

Flooding is not a theoretical issue in Bywell. Its position on the River Tyne places the village within a designated Flood Warning Area, and lower-lying properties have a history of fluvial flooding. The highest recorded River Tyne level at Bywell was 6.96 metres on 5 December 2015, well above the 4.60-metre level that triggers flood warnings. In a Level 3 survey, we assess flood resilience and look for existing flood damage that may be easy to miss without training, including staining at low level, damaged plasterwork and damp that may point to earlier flooding events.

There is also the wider question of Northumberland's mining past. Bywell is not itself an active mining area, but the region has a long association with coal and lead mining, and unrecorded workings have caused serious subsidence elsewhere in Northumberland. A property here may stand over historic mine workings with no surface clue at all, yet the structural effects can emerge over time.

• Pre-1900 period properties
• Listed buildings
• Properties in flood risk zones
• Properties with sandstone construction
• Homes near mining areas
• Large detached houses

Bywell's long history shows clearly in its buildings, and that matters during a survey. Much of the local stock is built in sandstone from nearby quarries, with colours ranging from cream and yellow through to brown and red. Historic structures such as St Andrew's Church and Bywell Hall show the traditional use of ashlar masonry, with finely cut stone blocks producing smooth, regular wall faces. It is a distinctive part of the area's character, but it also calls for the right maintenance approach.

Older homes here are often built in ways that differ markedly from modern construction. In pre-1919 properties, lime mortar was commonly used instead of cement, and that distinction is important when repairs are planned. Cement mortar can trap moisture in historic buildings and lead to deterioration in softer stone. Our inspectors are used to assessing this kind of construction and can identify problems linked to historic fabric, including the need for repointing in lime mortar rather than cement, and the importance of letting period homes "breathe."

Local building methods were shaped by the surrounding Northumberland landscape. Houses in the area may include features intended to cope with the local climate, such as deep roof overhangs and substantial chimney stacks. That regional knowledge helps us judge condition accurately and comment on likely maintenance needs. Many historic properties in Bywell also still rely on traditional drainage systems with clay pipes, which can crack or leak out of sight and, over time, lead to major foundation problems.

Material choice in the Tyne Valley often reflects what was available nearby. Some properties include whinstone, or dolerite, from the Whin Sill, the geological formation that runs through parts of Northumberland. It is a hard-wearing igneous rock and was often used in boundary walls and outbuildings. Our surveyors know these local material differences and assess each type on its own merits.

• Local sandstone construction
• Traditional lime mortar pointing
• Pre-1919 solid wall construction
• Historic roofing materials
• Period window configurations
• Traditional drainage systems

Buyers in Bywell need to look beyond the fabric of the house itself. The village sits on the River Tyne floodplain, so lower-elevation properties carry potential flood risk. Historical records show the River Tyne at Bywell reaching 6.96 metres, well over the 4.60-metre flood warning trigger. Previous flooding has affected low-lying homes, including East and West Cottages in Bywell, and that should form part of the buying decision.

Beneath the surface, the geology is another factor. Northumberland has Carboniferous sedimentary rocks covered by glacial till, and boreholes near Bywell have recorded laminated clays. Those clay deposits bring a possible shrink-swell subsidence risk, especially during long dry spells or where trees and other vegetation draw moisture from the ground. Homes with large trees close by need especially careful assessment, because roots can remove substantial moisture from clay soils, causing shrinkage and foundation movement. During the survey, we note any nearby trees that could make ground movement worse.

Mining history still matters, even where there is no active mining now. Bywell is not currently an active mining area, but the surrounding region has a past in coal and lead mining. The Northumberland Coalfield covers much of the county, and historic workings can leave the ground unstable. In other parts of Northumberland, unrecorded mine shafts have caused major subsidence, and properties across the region have been affected. We look for visible signs of mining-related movement or damage, and we strongly advise buyers to obtain a mining search during conveyancing to check for recorded or unrecorded mine workings beneath the property.

Radon is another point worth considering in Bywell. Parts of Northumberland have elevated radon levels, and although Bywell is not in the highest risk category, some property types and locations can still show increased radon concentrations. Our Level 3 survey can advise on whether a radon test would be sensible for the particular property.