RICS Level 3 Building Survey in Garway

Garway’s housing stock looks very different from what we see in urban areas. Across the village and wider parish, there is a strong concentration of older, traditional homes built in ways that modern building regulations were never designed around. Many have solid walls rather than cavity construction, lime mortar pointing instead of cement, and original timber framing that needs specialist knowledge to assess properly. A standard mortgage valuation will not reveal the hidden defects these buildings often conceal, which is why we regard a RICS Level 3 Survey as essential for any serious purchaser here.

In this part of Herefordshire, we regularly come across defects tied to the local building fabric and setting. Damp penetration is one of the issues we see most often in older solid-wall houses, especially where rendered exteriors trap moisture behind the surface. Timber decay is another, including rot and woodworm infestation in historic buildings where original beams and joists have been in place for a century or more. The geology matters too, with potentially clay-based soils across parts of Herefordshire creating foundation movement issues, particularly on sloping sites near the Monnow Valley. Those are the warning signs we check for in every Garway survey.

Roofs are another recurring weak point in Garway properties. Traditional tile or slate coverings on older roofs often show slipped tiles, failing flashings around chimneys or abutments, and ridge tiles that are starting to deteriorate. Small defects at this stage can quickly turn into serious water ingress if left alone. In our Level 3 survey, we assess the roof structure in detail, setting out both the repairs needed now and the maintenance likely to arise later. We also inspect the roof timbers for evidence of past or current leaks that may have led to rot in the structural members.

Age brings another layer of complication. Many Garway homes have been altered, added to or extended over the decades, often long before modern building regulations applied in the way they do now. Our surveyors look closely at whether those changes appear to have been carried out properly and whether they sit comfortably with current standards. We pay particular attention to the junctions between old and new work, because damp penetration and structural problems often show up where different construction methods meet. That gives a much clearer sense of what comes with the purchase of a historic Garway home.

• Damp and moisture penetration in solid-wall construction
• Timber decay and woodworm in historic structures
• Roofing defects and deteriorating flashings
• Foundation movement and subsidence concerns
• Outdated or failing drainage systems

Our work across Herefordshire gives us a good feel for the issues Garway owners may face. Because the village sits near the Monnow Valley, some homes, especially those in lower-lying spots near watercourses, may be affected by flood risk. Garway itself is generally on elevated ground, but the surrounding farmland and valley land still need careful thought during the survey. We look at how the property sits in relation to nearby watercourses and check for signs of previous flooding or water damage that could point to risk in periods of heavy rainfall.

Because so much of the local housing dates from pre-1919, historic alterations and extensions are very common. Our surveyors know what to look for when reviewing those changes and can judge whether they appear to have had the right planning consent and building regulation approval. This matters particularly where former agricultural buildings have been converted, or where extensions have been added over the years in a way that may not meet current standards. We also assess the quality of the workmanship and note places where earlier owners may have cut corners or used unsuitable materials in traditional buildings.

Drainage in rural Garway can be a real issue. Many homes use private sewage treatment systems rather than mains drainage, and we include those installations in our assessment. Surface water drainage also deserves close attention, especially given the local topography and Herefordshire’s seasonal weather patterns. Where drainage is failing or inadequate, the result can be dampness, structural movement and subsidence, particularly on clay soils. We inspect drainage channels, soakaways and any other drainage infrastructure serving the property, and we flag points that may need specialist follow-up.

Garway is a small rural parish, and that shows in the kind of property we inspect. Many homes are detached or semi-detached and sit within generous plots, which often means larger gardens and more outside features to consider, from outbuildings and boundary walls to access drives. Our survey covers those elements as well as the house itself, giving a fuller picture of overall condition. For plenty of buyers, the land and external features matter just as much as the building, so we inspect the whole property with the same care.

• Understanding local flood risk near the Monnow Valley
• Assessing private drainage and sewage systems
• Identifying unapproved alterations or extensions
• Evaluating traditional construction methods specific to Herefordshire

From our experience surveying in and around Garway, a pattern does emerge. Certain defect types come up again and again, and knowing about them in advance can make property viewings and survey results easier to interpret. Not every house will suffer from all of them, of course. Still, understanding the issues we commonly find helps buyers make a better-informed decision in this attractive rural area.

Dampness in solid-wall construction is one of the defects we see most often. Traditional buildings erected before cavity walls became standard are especially vulnerable to moisture penetration, particularly where render has cracked or mortar pointing has broken down. In Garway’s older stone and brick houses, we regularly find modern cement-based pointing that was added in an attempt to cure damp, even though it can worsen the problem by trapping moisture within the wall. Our surveyors know the signs of these moisture-related defects and can recommend remedies that suit traditional building methods.

Garway has a notable number of timber-framed properties, and they need a specialist eye. The original oak frames that give these buildings so much of their character can suffer from woodworm, wet rot or dry rot, sometimes concealed behind plaster finishes or cladding. We inspect all accessible timber carefully and probe where appropriate to judge the extent of any decay. If we find major timber defects, we recommend further investigation by a specialist timber treatment contractor who can produce detailed quotations for the remedial works required.

• Rising damp in solid-wall properties
• Penetrating damp through degraded render or pointing
• Wet and dry rot in timber-framed structures
• Woodworm infestation in historic wooden elements
• Roof structure deterioration and timber decay