RICS Level 3 Building Survey in RG18

A RICS Level 3 Survey, often called a Building Survey, goes well beyond the basic visual check offered by other survey types. Our surveyor looks at the whole structure, walls, floors, ceilings, roofs and foundations, then sets out any defects, what may be causing them, and the likely cost of repairs. The report gives clear ratings for each element, so you can see what needs urgent attention and what can be watched over time. In RG18, that is especially useful because the area mixes older properties that may hide defects with newer homes that can bring snagging issues.

We go into every accessible area, including the roof space where it is safe to do so, under-floor voids and outbuildings. The report also examines construction materials in detail, flagging any non-standard or historic building methods that could affect future maintenance or renovation plans. Our surveyors judge the property's condition against its age and type, so you can separate ordinary wear and tear from a serious defect that needs prompt action. That kind of evidence can be used to talk to the vendor about repairs or a price change.

RG18 brings its own survey challenges, shaped by the geology and the age of the housing stock. In villages like Chieveley and Hermitage, many homes date from the Victorian or Edwardian periods and were put together with solid brick walls and traditional materials that need a particular approach to maintenance. Newer schemes such as The Chase in Chieveley or The Paddocks in Hermitage use modern construction methods, which can bring a different set of issues. Because we know the area well, we know what to look for in each kind of property, and nothing important gets missed in the inspection.

• Complete structural assessment
• Detailed defect analysis
• Repair cost guidance
• Legal and planning implications
• Energy efficiency observations
• Future maintenance recommendations

The housing stock in RG18 brings a few familiar problems that our surveyors are trained to spot. Damp is often found in older homes, especially those with solid walls or poor ventilation. Rising damp tends to appear when the damp-proof course has failed or was never installed, while penetrating damp often comes from damaged roof coverings, defective gutters or missing pointing in brickwork. Our surveyors look for signs that an untrained eye might miss, such as discoloured paintwork, peeling wallpaper or musty odours.

Timber defects are another major concern here, with woodworm, the common furniture beetle, and both wet and dry rot affecting older properties. These problems can weaken timber elements such as floor joists, roof timbers and window frames. In some older homes, damp conditions create the perfect setting for these timber-destroying organisms. Our surveyors inspect every accessible piece of timber, tap it for soundness and look for signs of active infestation that may need treatment.

Roof problems show up regularly in our RG18 surveys, with missing or slipped tiles, defective flashings and blocked gutters among the usual findings. The pitched tiled roofs common in the area, whether clay or concrete, need routine care if they are to stay weatherproof. Our surveyors inspect the roof from inside the property, where access allows, and from outside, noting any areas that could allow water in. With many homes in the area, roof replacement or major repair is often needed within the first few years of ownership.

Structural movement, including subsidence and heave, is a key issue in RG18 because much of the area sits on clay geology. You may see cracking in walls, doors or windows that stick, or floors that are not level. Our surveyors judge the nature and likely cause of any movement, separating minor settlement, which is normal in most properties, from more serious problems that could call for costly structural repairs. Homes close to mature trees are especially at risk from clay shrinkage, so we give those extra attention during the inspection.

RG18 has seen a lot of new development in recent years, with schemes such as The Chase in Chieveley (David Wilson Homes), The Paddocks in Hermitage (Bellway), and The Beeches in Cold Ash (Bloor Homes) offering modern homes at prices ranging from £345,000 to £850,000. Newbuild properties may look less risky than older homes, but they still deserve a proper survey to pick up construction defects or snagging issues that buyers may not spot. Many newbuild schemes also use construction methods that can bring their own potential problems.

Homes built in the last few years can still hide defects that are not obvious at first glance, including poor insulation, damp caused by weak ventilation, or minor structural issues that may worsen over time. A RICS Level 3 Survey shows whether a newbuild property has been constructed to an acceptable standard and picks out any issues the developer should put right before completion. Our surveyors are used to modern methods, including timber-frame buildings and homes built with modern brick-and-block techniques.

Where a property sits in a designated Conservation Area, such as parts of Chieveley, Hermitage and Cold Ash, or where it is listed, a detailed survey matters even more. These homes often use unusual construction methods and may need specialist knowledge to assess properly. West Berkshire Council keeps a tight grip on planning matters for properties in Conservation Areas, and our surveyors can talk through any effects on future renovations or modifications. Historic methods such as lime mortars and solid walls need different assessment criteria from modern cavity-wall construction.

Knowing how RG18 properties were built helps our surveyors give accurate assessments. Older homes in the area, especially those built before 1919, usually have solid brick walls, often 9 inches thick or more, lime-based mortars and renders, and traditional timber-framed roofs finished with slate or clay tiles. These solid wall constructions do not have the cavity insulation found in modern homes, which affects thermal efficiency and moisture management. Our surveyors know how to assess these historic building methods and pick out issues that suit the age of the property rather than actual defects.

Homes built between 1919 and 1980 commonly use cavity wall construction, with a brick outer leaf and block inner leaf separated by a void. That period also saw the move towards cement-based renders and mortars, which are less breathable than traditional lime-based products. During the mid-century post-war boom, many properties were built with concrete tiles on the roof and concrete ground floors, replacing the traditional suspended timber floors. Our inspectors know how these construction methods age and what problems tend to appear once properties reach 50-100 years old.

Properties built since 1980 usually use standard cavity wall construction, with a range of cladding options including brick, render and timber. Many newer developments also use concrete ground floors, UPVC windows and engineered timber roof structures. While these modern methods generally bring good thermal efficiency, they can still have their own problems, including poor ventilation leading to condensation, and issues with window seals and fittings. Our surveyors examine every accessible element, whatever the property's age or construction type.