RICS Level 3 Building Survey in Roxwell

Roxwell sits in the heart of Essex, between Chelmsford and Writtle, and it has a pleasing blend of village character with easy links to larger towns. Even so, the local stock of homes brings a few things worth checking, which is why a RICS Level 3 Survey is so useful here. Approximately 30% of properties in the area pre-date 1919, so many were built by traditional methods that are quite different from modern construction. Solid walls, lime mortar pointing and timber frames are all common, and they need a specialist eye to judge them properly.

Beneath the village, Roxwell’s geology adds another layer of interest. Boulder Clay (till) overlying London Clay creates a moderate to high shrink-swell risk for houses, because clay expands and contracts as moisture levels change, which can lead to movement in foundations and superstructure. That matters especially for older homes with shallow strip foundations, which are widespread across the village. Our inspectors are trained to spot the signs, from cracking patterns and sticking doors or windows to clues in the external ground levels.

Centred around The Street and including St Michael and All Angels Church, Roxwell’s conservation area contains numerous listed buildings that call for particular care during a survey. Homes within this designation may face limits on future alterations, and upkeep often needs specialist advice so historic character is preserved. A RICS Level 3 Survey gives that level of detail, looking at the condition of historic fabric, flagging urgent repair needs and noting any compliance issues with listing requirements.

Roxwell’s housing stock spans several building eras, so our surveyors come across a good mix of construction types. Around 15% of properties were built between 1919 and 1945, and these often show early cavity wall construction or traditional brickwork. Properties from 1945 to 1980 account for approximately 35% of the stock, reflecting the post-war growth of the village. Another 20% were built after 1980, including smaller infill schemes. Each period has its own methods and familiar defects, and our inspectors know the patterns well.

• Traditional red brick construction with lime mortar
• Timber-framed structures with weatherboard cladding
• Solid wall properties requiring specialist assessment
• Period features requiring careful evaluation

Several defects come up again and again in Roxwell, and our inspectors see them regularly. Knowing the common issues helps you understand the survey and ask sensible questions at the appointment. Subsidence and heave linked to clay soil movement are often prominent in our reports, especially where mature trees stand close to the building or where drought conditions in recent years have played a part. Our surveyor will inspect foundation walls, internal plaster and external brickwork for the cracking patterns that usually point to ground movement.

Damp is another common finding in Roxwell’s older housing stock. Rising damp can occur where the original damp-proof course has failed or was never installed, which is particularly common in homes built before 1900. Penetrating damp often comes from degraded external pointing, damaged rainwater goods or failed cavity wall insulation. Our inspectors use professional moisture meters to measure damp levels, and they will distinguish between old staining and active penetration that needs remedial work.

Timber defects, including woodworm infestation and fungal decay, are often identified in Roxwell’s period properties. Floor timbers, roof structures and external joinery can all be affected, especially where ventilation is poor or water has entered in the past. Our surveyor will probe accessible timber to judge its condition and spot any active infestation that needs a specialist contractor. Older timber-framed construction combined with modern double-glazing, which reduces natural ventilation, can create conditions that favour decay.

In the majority of our Roxwell survey reports, roofing issues make an appearance. Older properties with traditional clay tile and slate roofs show wear over time, and slipped tiles, failed lead flashing and deteriorated mortar joints can all allow water through. Where it is safe and practical, our inspector will access the roof to examine tiles, felt, timber and chimney stacks. Given the age of many Roxwell homes, we often find roof timbers that need a closer look for signs of past or current water ingress.