RICS Level 3 Building Survey in SN26

We inspect the property room by room, checking the condition of walls, floors, ceilings and fixtures as we go. Our team looks at the structural soundness of load-bearing elements, watches for signs of subsidence or movement, and assesses windows, doors and joinery. The survey reaches all accessible areas, including lofts, where safe access permits, basements and outbuildings. Every defect we find is photographed and recorded, however minor it may seem, so you get a full picture of the property's condition. Each image is paired with a clear note explaining the issue and why it matters.

In the structural section of our Level 3 survey, we take a close look at the foundations, walls, floors and roof structure. Our surveyors check for cracking, settlement, damp penetration and timber decay. We also flag materials that have deteriorated, along with any earlier repairs that appear to have been carried out to a poor standard. In SN26, where we regularly inspect everything from 1930s semi-detached houses to newer detached developments, we know the warning signs associated with each type of home. That local experience helps us spot issues a more general surveyor could easily overlook.

Our report uses a straightforward condition rating system, so it is easier to see which remedial works need attention first. We set out specific recommendations for repairs, further investigations and maintenance, both for immediate action and for the years ahead. It also includes market valuation and reinstatement cost assessments, which are useful for insurance purposes and mortgage requirements. Unlike a basic Level 2 survey, we can also give renovation-focused advice if you are planning to alter the property, including guidance on what structural changes may be possible and which building regulations might apply. In SN26, where many buyers want to extend or modernise homes in this sought-after location, that extra detail can make a real difference.

• Structural walls and foundations
• Roof structure and covering
• Damp proof course and membranes
• Windows and external doors
• Chimneys and flues
• Floors, stairs, and balustrades
• Plumbing and electrical accessories
• Outbuildings and boundaries

Our Level 3 survey report follows RICS standards and sets out the findings in a clear, ordered format that is easy to follow, even without a technical background. Each part of the property receives a condition rating from 1, where no repair is needed, to 3, where urgent repair or further investigation is required. Defects are highlighted by severity, with clear photographs showing exactly what our surveyor saw at the property. We keep technical jargon to a minimum, and where a specialist term is needed, we explain it in plain English so the meaning is clear.

We also include a section covering Energy Performance Certificate, EPC, recommendations in the survey report, so you can see how the property performs thermally and which improvements may be worth considering. In SN26, where many homes date from the mid-to-late 20th century expansion of Swindon, energy efficiency often comes up in our findings. Our surveyors note obvious insulation shortcomings, draughty windows and any concerns with the heating system that could affect future energy costs. Given current energy price pressures and the push for more efficient homes, that part of the report is often especially useful.

The reinstatement cost assessment in our report sets out what it would cost to rebuild the property from scratch if it were destroyed. That figure matters for buildings insurance and is often requested by mortgage lenders. We calculate it using current building costs in the Swindon area, so the figure is relevant to the property in question. Our reinstatement assessments reflect the local cost of materials and labour, which helps you feel confident that the level of insurance cover is appropriate.

Alongside the technical findings, we give a professional view on the property's overall condition and value. We also point out legal matters that your solicitor should check, such as rights of way, planning permission for extensions and building regulation compliance. With SN26 properties, there can be conservation area considerations, as well as issues linked to proximity to the M4 corridor. That legal section can be very helpful for your conveyancing solicitor.

• Condition ratings for each element
• Clear photographs of all defects
• Prioritised recommendations
• Reinstatement cost assessment
• Energy efficiency observations
• Legal considerations and planning alerts

After surveying a large number of properties across SN26, we have seen some patterns come up again and again. Homes from the mid-20th century often show construction details that fall short of modern standards, especially around damp proofing and ventilation. We also regularly find lofts with inadequate insulation or poor ventilation, both of which can contribute to condensation issues. Our inspection process is detailed enough to catch these points and set out specific recommendations for putting them right.

SN26 has a wide spread of property types, from older terraced houses to large detached family homes, so no 2 surveys are quite the same. Detached properties account for the majority of sales in this postcode and have an average price of £472,225. They often come with more complicated roof structures and more junctions where water ingress can happen. We look closely at those areas, particularly where a property has not been updated much since it was built. Sales have also fallen 76% from the previous year, and that can mean more homes have stood vacant for a time, which may worsen existing defects.

Our survey approach changes to suit the property. In Wroughton village centre, older homes may have ageing drainage, original single-glazed windows and historic building fabric that calls for specialist assessment. By contrast, more modern developments near the M4 corridor tend to raise fewer structural concerns, but issues can still arise around build quality or missing building control paperwork. Our Level 3 survey is adapted to the home in front of us, so we do not miss key points whichever type of property you are buying.