RICS Level 3 Building Survey in Ewerby and Evedon

Ewerby and Evedon still has a rural feel, so a large share of the housing stock is pre-1919, with many homes converted from agricultural buildings or left as historic farmhouses. They were put together in ways that are very different from modern standards. Solid walls, lime mortar pointing, and no damp-proof course are all common, and our surveyors know to look closely at each one. For a purchase here, a Level 3 survey gives the level of detail needed to understand those traditional features and their current condition. Our inspectors have seen plenty of these buildings across the parish, so we know what tends to matter.

Damp penetration is one of the first things our inspectors often pick up in older properties, especially where solid walls let moisture move through the fabric more easily than in a modern cavity wall. Timber decay, including rot and woodworm infestation, is another regular finding in period farmhouses and converted outbuildings. The local geology, dominated by Charmouth Mudstone, leaves clay-based soils that can shift under shallow footings, particularly in drought or after heavy rain when the clay shrinks and swells. We have surveyed many properties in the parish where that has left visible movement in walls and chimneys.

Flood risk is a real issue in some parts of the parish. Several areas sit within Flood Zones 2 and 3, which means a moderate to high risk of fluvial flooding from watercourses. Our surveyors give flood resilience, signs of historic flood damage, and the state of drainage systems close attention in these locations. Knowing about those risks before completion gives you time to think through the implications and budget for any work. We check for water staining, affected plasterwork, and any remedial works that may already have been carried out.

Agriculture and land management still shape the local economy around Ewerby and Evedon, with estates such as the Thorpe and Asgarby Estate continuing to work the surrounding land. That history shows in the buildings too. Many homes began life as farm workers' cottages, bailiff's houses, or agricultural storage buildings before being converted for residential use. Some of those conversions have been handled carefully with suitable traditional materials, while others have been done to a lower standard. Our surveyors look at the quality of the conversion and point out where the old agricultural use may still be affecting how the building performs.

• Thorough inspection of all accessible structural elements
• Detailed assessment of damp and timber condition
• Evaluation of roof covering and rainwater goods
• Analysis of flood risk and drainage
• Review of listed building considerations
• Market value assessment and insurance re-building cost

Surveying properties across this North Kesteven parish has shown us a few recurring problems that buyers should know about. Roof and rainwater goods failures are among the most common, especially where lead flashing has deteriorated or original clay tiles are near the end of their service life. If water gets in through a faulty roof, ceiling timbers and plasterwork can suffer badly, so early spotting matters. We have seen homes where roof repairs were left too long and the internal damage ended up costing far more than the original fix.

Because the housing stock here is so old, many properties have picked up alterations and extensions over the years, and not all of them will have had proper building regulation approval. Our surveyors assess the condition of any extensions or alterations and can comment on whether they appear to have been built properly and whether further investigation or retrospective approval may be needed. That is especially relevant for converted farm buildings, whether the work is fairly recent or goes back several decades to a period when standards were different from today's requirements. We have seen many examples where earlier work looked sound at first glance but did not meet current building regulations.

Parts of the parish sit on ground that deserves careful attention during the survey. The clay soils underlying much of the area can move with the seasons, and properties with shallow traditional foundations may show subsidence or settlement over time. Our surveyors check walls, floors, and door frames for signs of movement, and can advise whether any cracking looks historic and stable or whether a structural engineer should look further. Charmouth Mudstone means some locations are more vulnerable than others, so we adjust our inspection to suit the property.

Drainage is another issue we often identify here. Many older homes have systems that were installed decades ago and may now be nearing the end of their service life. We inspect accessible drains, check for signs of leakage or blockages, and comment on septic tanks and cess pools where they exist. In a rural parish like this, plenty of properties are not connected to mains drainage, so private sewage systems are a major point for any buyer. We identify the type of system serving the property and note any maintenance or upgrade needs.

Getting to grips with how homes in Ewerby and Evedon were built matters, because it affects both character and upkeep. Most older properties in the parish use solid wall construction, usually with local stone or brick laid in lime mortar. Unlike modern cavity walls, there is no gap between the inner and outer leaves, so they are more prone to damp penetration and need different approaches to insulation and ventilation. Our surveyors understand those traditional methods and can judge their condition accurately.

Lime mortar was the usual pointing material for properties built before the mid-20th century, and it still has a place in the repair of historic buildings. Unlike cement-based mortars, lime mortar is breathable and flexible, so moisture can leave the wall fabric without causing harm. Even so, lime mortar repointing does not last forever, particularly where cement-based repairs were done in the past. Our inspectors look closely at the pointing across the property and note any areas where repointing may be needed with suitable traditional materials.

Original joinery survives in many local properties, from windows and doors to skirting boards and staircases. Those features do a lot for the character of period homes, but they usually need repair and ongoing care rather than simple replacement. Our surveyors assess all visible joinery and comment on any work that may be required. We also note where original pieces have been replaced by modern alternatives, since that can affect both the character and the value of the property. In listed buildings, the loss of original joinery can be a serious concern for both heritage value and planning.