RICS Level 3 Survey Eye and Dunsden

Eye and Dunsden has a housing mix that often calls for a RICS Level 3 Survey rather than anything lighter. Across the parish, there are many properties built before 1900, and a good number use traditional timber-framed construction that needs specialist assessment. These older buildings commonly have solid walls instead of modern cavity walls, so they behave differently and can suffer from their own set of defects, including rising damp, timber decay and movement within the structural framework. In cases like these, a standard Level 2 survey may miss issues that matter.

Ground conditions are part of the picture here as well. Eye and Dunsden lies on chalk with extensive patches of river gravel, while the higher ground around Bolt's Cross and Kingwood is capped by clay-with-flints. Where homes sit on clay-with-flints deposits, there is a risk of shrink-swell movement as moisture levels change and the clay expands and contracts, sometimes damaging foundations and walls. Our surveyors check carefully for that kind of movement across the parish, especially on the higher land around the crossroads at Bolt's Cross and along the road towards Kingwood.

Flooding is a serious consideration in the southern part of the parish, above all around Sonning Eye and the River Thames floodplain. Properties here fall within Flood Zone 3B, covering functional floodplains with a history of flooding. There have been multiple flood events over the years, and homes along the river corridor are particularly exposed. As part of a detailed RICS Level 3 Survey, we assess signs of previous flood damage, damp penetration and how well any existing flood mitigation measures are working. That matters greatly in the southern reaches of the parish around Sonning Eye and the land bordering the Thames.

Planning restrictions can also affect property decisions in Eye and Dunsden. The parish includes conservation areas and a high number of listed buildings. Sonning Eye conservation area extends across much of the southern part of the parish, and the historic centre of Dunsden Green includes several listed buildings protected for their architectural and historical importance. We know how these constraints work in practice, and our surveyors flag issues that could affect renovation plans or the need for listed building consent.

• Timber-framed construction assessment
• Flood risk evaluation
• Clay subsidence monitoring
• Historic building condition reports
• Conservation area compliance
• Listed building considerations

From our work across Eye and Dunsden, a few issues come up time and again. Damp and timber decay are especially common in the older timber-framed cottages and in solid-wall properties. Many of these buildings pre-date modern damp-proof courses and depend on natural ventilation to control moisture. Later upgrades to heating and insulation can sometimes trap that moisture and create trouble if the work has not been carried out properly. To pick up hidden problems, our surveyors use moisture meters and thermal imaging equipment as well as what can be seen by eye.

Structural movement is another regular finding across the parish. Sometimes it is linked to shrink-swell problems in the clay-with-flints geology, and sometimes it reflects the long-term settling of historic timber frames. Not all movement points to an active defect, so our surveyors are trained to tell the difference between harmless historic settlement and structural issues that need further investigation or remedial works. We measure crack widths and study movement patterns to judge whether the problem is live or whether it has been stable for years.

Roofs and chimneys often need close scrutiny in the older Eye and Dunsden housing stock. Traditional clay tile roofs that are over 100 years old may have failing tiles, damaged ridge pointing or worn lead flashings. On period properties, chimneys frequently show corrosion to flues, damaged brickwork or poor parapet detailing that allows water penetration. Repairs can be costly, and many of these defects are not visible from ground level. That is why the inspection matters. Where it is safe, our surveyors access the roof directly, and for taller properties we use drones where appropriate.

In the southern flood risk parts of the parish, signs of earlier water ingress are not unusual. We look for tide marks, damaged plaster and replaced floor coverings, among other clues. Because of the River Thames, properties in Sonning Eye and the surrounding floodplain have a history of exposure to high water levels. Our surveyors check whether suitable flood resilience measures are in place and whether previous flooding has left lasting damage to the structure or fabric of the building. We also comment on any flood mitigation works that appear to have been carried out and how effective they seem to be.