RICS Level 3 Survey in Cottam

Our RICS Level 3 Survey gives a thorough look at every accessible part of the property. We assess the roof structure, including rafters, purlins, and any sagging or damage to the tiles. External walls are checked for cracks, movement, or signs of damp penetration, with extra care given to the traditional solid-wall construction common in Cottam properties. Floors, stairs, joinery, windows and doors are all inspected too. Significant defects are photographed and clearly annotated, so we can show you exactly what we have found.

We also look inside all habitable rooms for damp, mould, or condensation problems, which often affect older rural properties with solid walls. Plasterwork is assessed, along with any signs of previous structural movement. Drainage is another focus, including soakaways and septic tanks, which are common in rural areas where mains drainage is not available. The report sets out any urgent defects that need immediate attention and gives guidance on future maintenance. Many Cottam properties rely on private drainage systems, so we pay close attention to their condition and compliance with current regulations.

In Cottam, houses built before 1900 call for extra care, so our surveyors focus on traditional materials and how well they have held up. We assess the integrity of original timber frames, check chalk or stone walls, and look at whether lime mortar pointing is still in good order. Thatched roofs and other non-standard features are examined more closely, as they need specialist knowledge. We also flag any visible damage caused by cement-based mortars, which can be harmful to historic fabric.

Outbuildings are part of the picture too, and on Cottam farmsteads that often means cart sheds, barns, or stables. These secondary structures can bring their own problems, from asbestos in older agricultural buildings to decaying timber frames and roof defects. We set out the condition of these buildings clearly, so you understand the maintenance responsibilities that come with rural property ownership in the Yorkshire Wolds.

• Roof structure and covering
• Wall construction and damp assessment
• Floor and staircase inspection
• Drainage and sewage systems
• Windows and doors
• Chimneys and flues
• Garage and outbuildings
• Services and utilities

From our work across the East Riding, including Cottam and the surrounding villages, we see the same issues time and again. Damp and mould are especially common in older rural properties with solid walls, particularly where ventilation is poor or original damp-proof courses have failed. Cottam homes, while built in a way that suited their time, do not resist moisture in the same way as modern cavity wall construction. Rising damp is often found in ground floor walls where the original damp-proof course has broken down or been bridged by higher external ground levels built up over decades of garden work.

Roof and guttering faults turn up regularly in our surveys, especially on properties with traditional pantile roofing. Slipped tiles, age-related wear, and corroded valley gutters can let water in and lead to timber decay and internal dampness. Where roof spaces are accessible, our inspectors examine them closely, checking rafters, battens, and any sarking boards. Chimneys are reviewed as well, and in Cottam we often see stacks that have been neglected, with missing flashings or damaged leadwork allowing water into the roof space.

Movement in older farm buildings is not always a sign of serious trouble, but it does need interpreting properly. Our surveyors are trained to tell the difference between minor settlement that is normal for age and more significant movement that may point to structural problems. We check cracking patterns, door and window operation, and whether earlier repairs were carried out to an appropriate standard. In rare cases, we identify chalk-related issues such as ground instability near dissolution features. If the ground conditions look as though they need further investigation, we recommend a structural engineer and a more detailed ground assessment.

We also come across modern materials used in the wrong places. Cement-based mortars on soft chalk or brick walls can trap moisture and allow the underlying fabric to deteriorate. The same goes for modern concrete roof tiles on traditional structures, which can overload roof timbers that were never designed for that weight. Our surveyors identify these problems and explain what they mean for the long-term condition of the property, so you can see what repairs may be needed and how traditional materials might put the building right.

• Rising damp in solid-wall properties
• Failed or missing damp-proof courses
• Roof tile damage and slipped tiles
• Guttering and drainage issues
• Structural cracking in older walls
• Timber decay in roof structures
• Chimney deterioration
• Window and door movement

After the inspection, you receive a detailed RICS Level 3 report in a clear, easy-to-read format. We use the RICS condition rating system to show how serious each issue is, from urgent defects needing immediate attention to matters that are best handled in future maintenance. Every section of the property is described in detail, with photographs showing the specific defects we have identified. We set out the implications in plain English, so you can see what repairs may be needed and when.

For Cottam properties, our reports give particular attention to the issues that affect historic rural buildings, including the condition of traditional materials and signs of inappropriate modern alterations. We set out repair recommendations using suitable traditional techniques, which matters especially for listed buildings where matching original materials may be a condition of any consent. The report also gives an indication of the likely costs of dealing with significant defects, though we always advise getting quotes from qualified contractors before making financial commitments.

If you are buying a property with plans for renovations or extensions, our survey helps you understand what structural work may be involved. We identify load-bearing walls, assess whether proposed alterations are practical, and flag anything that could affect your plans. For Cottam properties that may be subject to planning constraints because of listed status or their location within the deserted medieval village scheduled monument area, we recommend speaking with East Riding of Yorkshire Council planning department to find out what restrictions may apply to your proposed works.