RICS Level 3 Building Survey Hormead

For Hormead's older homes, the Level 3 Survey offers a much deeper examination, with comprehensive coverage of accessible areas, repair cost estimates and detailed advice on renovation and maintenance. That extra depth is particularly valuable for traditional construction, because it deals with issues specific to period buildings. It also includes an assessment of energy efficiency and suggestions for improvements, which can be especially helpful for older homes with poor thermal performance. Unlike the Level 2, which is a basic condition report, the Level 3 gives you our professional judgement on overall condition and future maintenance requirements.

The inspection normally takes 2-4 hours, depending on the size and complexity of the property. Larger homes or those with complex historic construction may need more time. We allow enough time for a proper examination of everything relevant. For the larger detached properties in the Hormead area, which average over £950,000, we usually set aside at least 3 hours. Homes with thatched roofs or particularly complex historic construction may need a full morning or afternoon.

We do encourage buyers to attend the inspection where possible. It gives you the chance to see issues for yourself and ask questions as they come up. Our inspectors are happy to give verbal observations during the site visit. Clients who attend tend to come away with a much clearer sense of the property, and they can see any areas of concern first-hand. That is especially useful for buyers who are less familiar with the issues that can affect period properties.

Turnaround is usually 5-7 working days from the inspection. If you need the report more urgently, let us know and we will do our best to work to your timetable. In the Hormead area, where chain transactions are common, timing can matter a great deal, so we aim to speed things up where we can. The report is sent electronically by email, with a printed version available on request.

Where significant issues are identified, we explain the problem, its implications and the next steps in detail. That might mean further specialist investigations, negotiation with the seller for repairs or a price reduction, or sometimes reconsidering the purchase altogether. Our reports are written to give you the information you need to make sound decisions. If you need quotes for remedial work, we can also point you towards specialist contractors, although we always suggest getting multiple quotes for any substantial repairs.

Thatched properties in the Great Hormead Conservation Area are very much within our experience. We understand the issues that affect thatched roofs, including the condition of the thatch, the underlying timber structure and signs of past repairs or water penetration. We check the age and condition of the thatch, look for mammal damage or water staining, and assess rafters and purlins in the roof space. Any concerns with thatched roofs are highlighted clearly in our reports, along with recommendations for specialist inspections where needed.

Great Hormead conservation-area homes often bring extra layers of consideration, both for the survey itself and for any renovation plans later on. Our surveyors know the specific requirements that apply in conservation areas and can identify issues that may need listed building consent or planning permission. We assess historic features carefully and note any alterations that appear to have been carried out without the right permissions. That matters for buyers who may want to make changes in future, because retrospective consent can be expensive and time-consuming.

From our work across Hormead, the most common issues tend to relate to the age of the housing stock, including timber decay in older properties, historic movement in brickwork and deterioration in traditional features. We also often find drainage problems, particularly in homes near the River Quin where ground conditions can be tricky. Thatched roofs need specialist attention, and we frequently see earlier repairs that were not carried out to the right standard. Many homes also still have old electrical and plumbing installations that would benefit from updating.