RICS Level 3 Building Survey in Chickerell

A RICS Level 3 Building Survey, often called a full structural survey, sits at the top end of what we provide. Our inspectors look across every accessible part of the property, from the roof space and sub-floor areas to walls, floors, windows, and doors. We assess the building’s structure, pick out defects, explain what is causing them, and judge how serious they are. Photographs of any problems are included, along with straightforward recommendations for further investigation or repairs.

In Chickerell, our surveyors keep a close eye on the local risk factors. The area lies on Oxford Clay beds, and that shrink-swell behaviour can trigger foundation movement. We look for subsidence and structural stress linked to the clay subsoil, including diagonal cracks, doors and windows that stick, and gaps appearing between walls and floors. Flood risk is another concern in parts of Chickerell, especially around Putton Lane and Floods Yard, so we examine drainage, ground levels, and how well the property resists water ingress. With the coast close by and a medium risk of groundwater flooding, we also check for evidence of previous water damage and whether suitable drainage measures are already in place.

We also carry out a visual check of electrical and gas installations, although we always advise separate professional certification for both. Chimneys and flues are inspected too, which matters a great deal in older homes with original fireplaces. Outbuildings, garages, and boundary walls are all included, so the picture we give is as complete as possible. Where a property sits in the conservation area, we look carefully at any alterations that may have needed listed building consent or may have dulled the building’s historic character.

• Structural walls and foundations
• Roof construction and covering
• Dampness and timber condition
• Windows, doors, and joinery
• Chimneys and flues
• Garages and outbuildings
• Drainage and gutters
• Electrical and gas (visual inspection)

Older homes in Chickerell, especially those built before 1919, gain a great deal from a Level 3 survey. These traditional properties often include solid walls, lime mortar pointing, and original features that need specialist handling. Our inspectors understand how these buildings behave differently from modern construction and can pick up issues a less detailed survey may miss. Many period homes in the conservation area have been altered over the decades, so we carefully check whether those changes have weakened the structure or reduced its heritage value. Properties with timber-framed construction or exposed stone walls are a particular fit for this level of inspection.

The conservation area includes several listed buildings, among them St Mary’s Church (Grade II*), Stonebank (Grade II), and Montevideo House (Grade II). If you are looking at a listed property, a detailed Level 3 survey is vital if you want to understand the restrictions on alterations and the condition of historic features. Most changes need listed building consent, and our survey can highlight areas where previous owners may have carried out unapproved works that could lead to legal problems. The Chickerell Neighbourhood Plan, adopted in June 2021, adds more planning constraints to help protect the area’s character.

Even modern homes in developments such as Chesil Reach and Grey’s Field benefit from a thorough inspection, because construction defects and building regulation issues still crop up. We regularly inspect new-build properties in these CG Fry & Son developments, picking up snagging issues like poorly fitted windows, inadequate ventilation, or defects in plumbing and electrical installations. Brand-new homes can still have serious faults that builders should put right before completion. The Boardman Fields development by Nord Homes also needs careful inspection so the bungalows and houses are checked against expected standards.

• Pre-1919 period properties
• Listed buildings
• Properties in the conservation area
• Large detached homes
• Properties with non-standard construction
• Heavily altered or extended properties
• New-build properties in recent developments

Our work in Chickerell has brought a few recurring defect patterns into sharp focus. Dampness remains one of the most common problems, particularly in period homes where original solid walls meet modern sealed windows and reduced ventilation. Look out for discoloured patches on walls, salts on plaster, and tired, crumbling plasterwork. We often find that earlier owners have used cement-based renders or tanking on older walls, trapping moisture and creating severe damp issues. Our surveyors are trained to pick out these problems and to recommend breathable materials for the right sort of repair.

Structural movement is another major concern in Chickerell because of the Oxford Clay beneath. Small cracks can be harmless, but more serious movement shows up as diagonal cracks widening at the top of walls, chimney stacks leaning, or gaps opening where walls meet floors. We examine foundations closely for signs of old movement that may have settled, or may still be active. Properties with mature trees close to the building are especially vulnerable, as tree roots draw moisture from the clay, causing it to shrink and the foundations to settle. In some cases, we advise monitoring crack movement over several months before anyone spends money on costly repairs.

Roof defects come up regularly in our surveys, with loose ridge and hip tiles, flat roof deterioration, and problems in sloping valleys all cropping up often. In older homes, original clay tile roofs may simply be at the end of their life, with tiles becoming brittle or starting to slip. Flat roofs, often added to extensions and garage conversions, are especially prone to leaks and standing water. Our inspection covers all roof surfaces, chimneys, and valleys, and we pay close attention to flashings and abutments, where water ingress is common.