RICS Level 3 Building Survey in Martons Both

Martons Both has a property mix that really rewards a RICS Level 3 Survey. The civil parish covers East Marton and West Marton, set in North Yorkshire countryside close to the Leeds and Liverpool Canal. There are 42 listed buildings in the National Heritage List for England, with five at Grade II* designation, so the area has an unusually dense spread of historic fabric. We see stone farmhouses, old cottages and larger period homes, many from the Georgian and Victorian eras. East Marton sits by the canal, and homes on Wharf Street and Main Street are shaped by the traditional stonework that gives the village its character.

Local millstone grit and limestone dominate construction in Martons Both, and that shows in the stone slate roofs, rusticated quoins and mullioned windows. The buildings have plenty of charm, but they also bring issues that only a detailed structural survey can properly pick apart. Many were built as solid wall properties without cavity insulation, while older stone houses often lack damp proof courses and the deeper foundations found in newer homes. Rising damp, movement and weathering can all follow, especially if maintenance has been patchy.

In this part of North Yorkshire, a Level 3 survey is often essential rather than optional, simply because so many homes are old and built in traditional ways. We look closely at roof structures, load-bearing walls, floors and foundations. Our surveyor checks the stonework, looks for movement or subsidence, inspects timber for rot or woodworm, and judges the building’s overall structural integrity. With many Martons Both properties predating modern building regulations, knowing the current condition before committing to buy matters a great deal.

Listed buildings in Martons Both need a particularly careful eye from an experienced surveyor. Gledstone Hall, the Church of St Peter, Ingthorpe Grange, and the many farmhouses and cottages across the parish are all protected by listed building regulations. If repairs or structural issues crop up, listed building consent may be needed, which can affect both renovation costs and what work is even possible. A detailed survey brings those concerns into view early, so buyers can set the budget and plan any restoration with more confidence.

Across Martons Both, the buildings tell a long story of North Yorkshire workmanship. Millstone grit and limestone from the local geology have shaped the way homes were put together, with stone quarried nearby used for walls and roofing alike. Cottages and farmhouses often have thick solid walls of random rubble stone, with dressed stone quoins at the corners and around the openings. Built without cavities, they depend on mass and breathable materials to deal with moisture.

Stone slate roofs are one of the most recognisable features of properties in Martons Both, especially on the older farmhouses and cottages. They are much heavier than modern clay or concrete tiles, so the roof structure beneath has to work hard to carry the load. Individual slates can loosen or slip with age, and harsh winters or high winds in this exposed part of Yorkshire can speed that up. Our surveyors check the coverings closely, looking for broken slates, failed ridges and evidence of earlier repairs that may point to a wider problem.

Original timber windows, panelled doors and decorative fireplaces still turn up in many historic Martons Both homes. They add real value, though they need a careful check to see how sound they are and whether they meet modern energy standards. Our inspectors review these features closely and note any decay, water staining or operating problems that may need attention.

Foundations in older homes need just as much scrutiny. Many historic buildings in North Yorkshire were set on shallow footings or even directly on stone footings, without modern concrete foundations. Over time that can bring differential movement, particularly where soil conditions vary. We look for cracking, distortion, and doors or windows that no longer shut properly, then judge whether the movement is active or simply part of the building’s history.

From the age and build of homes in Martons Both, our surveyors regularly find a few recurring issues. Stone slate roofs are attractive and entirely in keeping with the area, but they need specialist care and often cause problems here. Slates can loosen or slip over time, which can lead to water getting in and damaging ceilings and walls below. We check the coverings carefully, along with ridges and signs of past repairs that may hint at ongoing trouble.

Rising damp crops up often in older stone properties that were built without modern damp proof courses. It becomes more likely where ground levels have been raised over the years and bridged whatever limited damp protection existed. During the inspection, our surveyor looks for staining, salt deposits and damaged plaster on internal walls. We then judge how far the damp has spread and recommend the right form of remediation, which in listed buildings usually has to use breathable materials that suit traditional construction and do not trap moisture.

Older property movement is another issue we see, and Martons Both’s historic buildings are no exception. Our surveyors watch for cracking, especially cracks that run along mortar joints in stone walls, along with sticking doors and windows, or uneven floors that may point to foundation concerns. We then consider whether the movement is ongoing or historical, and whether it needs more investigation or urgent structural attention. Homes on the variable soils of North Yorkshire can be especially prone to movement as moisture levels change.

Timber defects also appear regularly in period properties across the Martons Both area. Floor joists, roof timbers and structural beams can be affected by woodworm, wet rot or dry rot, particularly where ventilation is poor in roof spaces and under-floor areas. Some historic homes have also had roof-space insulation added in recent years, which can create condensation problems if ventilation has been reduced. Where access allows, our surveyor probes timber elements to judge their condition and spot anything that may need treatment or replacement.