RICS Level 3 Survey in Sessay

Sessay includes a good number of traditional properties built using methods that are very different from modern homes. Our inspectors know how these older structures behave, including the issues that can crop up in brick-built cottages with solid walls. In the village, the main construction is pinkish brick in Flemish garden wall bond with pantile roofs, and some listed properties also have stone dressings. These houses work in a different way to newer builds, so it takes an experienced eye to spot defects that a lay observer could miss.

Clay-rich ground under Sessay brings a clear risk of subsidence and heave. As clay shrinks and swells, foundations can move, especially where trees stand close to homes or when drought gives way to heavy rainfall. Our surveyors look closely for cracking, structural movement, and foundation problems that may point to clay-related issues. Older properties, particularly those with shallower foundations, can be more vulnerable to this kind of ground movement.

There are 18 listed buildings within the civil parish, and the village core sits inside a conservation area, so many Sessay homes have historic or architectural interest that needs a careful look. A Level 3 survey is especially useful for listed buildings, because our surveyors can pick out alterations that may have affected structural integrity and suggest repairs using suitable materials that keep the building's character intact. The level of detail in a Level 3 report means you know what you are buying, and what future maintenance may come with it.

• Traditional brick construction
• Conservation area restrictions
• Listed building considerations
• Clay soil subsidence risk
• Period property defects
• Historic fabric assessment

Most properties in Sessay were built in the Georgian and Victorian periods, using techniques that are quite unlike modern building practice. The traditional Flemish garden wall bond brickwork found on many cottages uses alternating stretchers and headers, forming a pattern that also worked as a load-bearing structure. These solid walls, usually 225mm to 300mm thick, have no cavities or insulation layers like contemporary construction, so they breathe differently and can be affected by moisture migration in ways modern homes are not.

Across Sessay, pantile roofs are a familiar sight, made up of interlocking clay tiles laid on timber rafters, often with a sarking board beneath. Their typical lifespan is 50-80 years depending on maintenance, and many original roofs on period homes are now nearing, or have already passed, that age. Our inspectors check ridge tiles, hip junctions, and valley gutters, where water penetration most often begins. Slate roofs on some larger properties and listed buildings need close attention too, especially the fixings and boarding condition.

Stone is woven into Sessay's architectural story, with many listed buildings using Yorkshire stone for window surrounds, quoins, and foundation courses. Some larger farmhouses and the village church of St Cuthbert's have even more substantial stonework, which needs checking for frost damage, mortar decay, and structural soundness. Our surveyors know the difference between traditional lime mortar pointing and modern cement renders, which can trap moisture and lead to damp in historic fabric.

• Solid wall construction
• Lime mortar vs cement render
• Timber frame elements
• Stone masonry assessment
• Traditional roof structures
• Damp proof course evaluation

Under Sessay, the clay soils create particular problems that buyers and owners need to understand. During dry spells the clay shrinks, then swells when it becomes saturated, and that seasonal movement can affect foundations, especially shallow ones on period properties. The British Geological Survey classifies this shrink-swell behaviour as a significant geohazard, and our surveyors are trained to spot signs of it in walls, floors, and around door and window openings.

Trees close to houses make the moisture level in clay vary even more, as roots draw water from the soil profile. Mature trees within falling distance of buildings in Sessay need careful consideration during our inspection, because root systems can also disturb foundations physically. The mix of vegetation, soil type, and foundation depth gives a complicated picture, so our surveyors assess each property on its own merits, record any existing movement, and recommend specialist investigation where it is needed.

Another issue for Sessay buyers is surface water flooding. The village is not on a main river floodplain, but low-lying spots and properties near watercourses can flood in heavy rainfall when drainage systems are pushed beyond capacity. Our surveyors look at where a property sits in relation to local topography and water features, and they identify any signs of earlier flooding or water ingress that may not show up on a dry-day viewing.

• Clay shrink-swell assessment
• Tree root proximity evaluation
• Foundation depth review
• Surface water flood indicators
• Drainage condition check
• Historical movement patterns

From surveying properties across the Thirsk and Sessay area, we have seen the same issues return again and again in traditional buildings. Dampness is one of the most common, including rising damp, penetrating damp from defective roof coverings or damaged pointing, and condensation caused by modern energy efficiency upgrades that have reduced natural ventilation in older homes. Our surveyors inspect damp proof courses, ventilation arrangements, and the condition of gutters and downpipes that can let water in.

Level 3 surveys in Sessay often uncover roof defects. Traditional pantile roofs can suffer from slipped or broken tiles, mortar failing along ridge lines, and lead flashing around chimneys that no longer performs properly. Many older properties also have flat roof sections over extensions or porches, and these may be close to the end of their service life. Our inspectors check all roof areas accessible from loft hatches and report on tiles, flashings, valleys, and chimney stacks.

Given the clay soil conditions around Sessay, structural movement and cracking deserve close attention. Some minor settlement cracking is normal in older homes and may be acceptable if it is stable, but our surveyors look for signs of ongoing movement, cavity wall tie failure, or poor support above door and window openings. We consider whether cracks are historic or point to active subsidence or heave that may need further investigation or underpinning.

• Roof tile damage and slipped tiles
• Chimney deterioration
• Damp and condensation issues
• Structural cracking
• Foundation movement
• Drainage defects
• Window and door joinery deterioration
• Inappropriate modern alterations

If you are looking further afield, several new build developments offer alternatives to traditional Sessay village homes. The White Horse View development in Sessay itself has now sold out, while nearby options include Mowbray View by Linden Homes in Thirsk, with 3 and 4-bedroom houses from £249,950, and Saints Green by Lovell Homes in South Otterington, offering 2-bedroom bungalows and 3 and 4-bedroom houses from £292,995.

For buyers wanting larger family homes, Harclay Park by Barratt Homes in Boroughbridge has 3-bedroom houses from £300,000. If it goes ahead, the proposed Pra Architecture development on Main Street in Sessay would add four new homes to the village. Our survey services cover all these surrounding areas too, with the same thorough approach whether you choose a new build or a period property.

• Mowby View (Thirsk)
• Saints Green (South Otterington)
• Harclay Park (Boroughbridge)
• Proposed Main Street development