RICS Level 3 Building Survey in Hemingby

The ground around Hemingby can throw up issues that only a Level 3 Survey will properly pick up. Beneath the village, there is boulder clay (till) and glaciofluvial deposits over bedrock of mudstone and limestone. Clay-rich ground is prone to shrink-swell behaviour, so properties can move during spells of very wet or very dry weather, which may affect foundations and open up structural cracks. Our surveyors are trained to spot the signs, from crack patterns in walls to doors that stick or fail to close properly.

Hemingby has many properties built in traditional solid brick, often using local red brick and lime mortar. They have plenty of character, but they do not always have the damp-proof courses and cavity walls you would expect in modern construction. That leaves them more open to rising damp, penetrating damp and timber decay, all of which our surveyors are alert to. We check external walls for damp penetration, inspect internal plaster for staining and breakdown, and use our experience to pick out where original solid walls may be holding moisture.

Around St Andrew's Church and the historic core, there are a number of listed buildings. They need specialist attention at inspection, because alterations often require Listed Building Consent from East Lindsey District Council. A Level 3 Survey gives the detail needed for these homes, picking up issues that might otherwise stay hidden until repair bills become substantial. Our surveyors understand the extra demands of historic buildings and can advise whether any unapproved alterations could affect how you plan to use the property.

Near the River Bain, properties deserve extra care during a structural survey. The village usually has a low flood risk, but being close to watercourses means some homes may have seen surface water flooding before. We look for signs of past water damage, such as watermarks on walls, warped joinery and damp in ground-floor rooms. Knowing the flood history is a key part of buying with confidence in this area.

• Pre-1900 solid brick properties
• Listed buildings
• Properties near the River Bain
• Detached homes with large gardens
• Properties with mature trees nearby

In our experience surveying properties across Lincolnshire, a few defect types come up again and again in Hemingby's housing stock. Damp issues are especially common in the older pre-1919 cottages and farmhouses that form much of the village centre. Rising damp linked to failed or absent damp-proof courses, penetrating damp from damaged gutters or roof coverings, and condensation caused by poor ventilation all feature heavily in our findings. We use professional equipment to measure moisture in walls and can spot where damp-proof courses are missing or no longer working.

Timber defects are another regular concern. Woodworm infestation and both wet and dry rot can affect floor timbers, roof trusses and joinery, especially where properties have been poorly maintained or have had long spells of dampness. Our surveyors probe timber elements and look for signs of active infestation that may not show during a casual viewing. In older homes with suspended timber floors, we lift sample boards to inspect the joists and bearers beneath. Roof timbers are checked from the loft void where access is available, with attention on woodworm exit holes, fungal growth and any structural weakening.

Older houses often reveal roofing problems in surveys. Traditional slate and clay tile roofs wear down over time, and slipped tiles, failed lead flashing and damaged gutters can let water in. Given the age of much of Hemingby's housing stock, these issues are regularly identified during our inspections. We inspect roof coverings from ground level with binoculars, and where safe access is possible, we walk the roof to examine flashings, valleys and chimneys in detail. Defective lead flashing around chimneys is a particularly common finding in properties of this age.

We frequently come across structural movement in Hemingby properties. Clay soils and older foundations make wall cracks fairly common, particularly where differential movement has developed over time. Our surveyors assess crack patterns to judge whether movement is historic or ongoing, and we measure crack widths to gauge the seriousness of any structural issues. If movement looks active or significant, we recommend further investigation by a structural engineer before you proceed with the purchase.

• Rising damp and penetrating damp
• Timber decay and woodworm
• Roof defects and flashing failures
• Structural movement and cracking
• Defective gutters and drainage