RICS Level 3 Survey in Tetney

Tetney has a broad mix of housing, and that makes a RICS Level 3 Survey especially worthwhile. With approximately 50-60% of properties being detached homes, many on substantial plots, there is plenty of scope for hidden defects to be uncovered. The village’s agricultural past also means we see former farmhouses and cottages that have been altered over the years, often with traditional construction methods that need a proper expert eye.

Tetney’s ground conditions bring their own headaches for owners. The underlying clay soils, part of the superficial deposits of marine and glacial origin including till and marine silts, are prone to shrink-swell behaviour, especially in drought or after heavy rain. That movement can unsettle foundations and lead to cracking or distortion that only becomes obvious later. Our surveyors know the warning signs to look for in these conditions.

Being close to the coast is another factor we take seriously. Low-lying properties can be exposed to flooding from both rivers and the sea, and Tetney Haven nearby adds to the risk of surface water flooding. A Level 3 Survey will pick up signs of previous flood damage, moisture ingress, or drainage problems that could affect the building’s structure.

Put together, those issues, aging housing stock, tricky geology, and coastal exposure, make a detailed Level 3 Survey a sensible step for anyone buying in Tetney. We recommend this level of inspection for all property types in the village, and especially for homes in the Conservation Area or any building showing signs of structural movement.

• Brick construction with solid walls
• Traditional timber-framed elements
• Clay soil foundations
• Coastal exposure
• Drainage systems age
• Roofing wear and tear

From surveying properties across Tetney, we keep seeing the same issues crop up in our reports. Damp is one of the most common, especially rising damp in older homes with solid wall construction and no effective damp-proof course. Many of the village’s properties are old enough that the original damp-proofing has failed, or was never installed to current standards. Our surveyors use moisture meters and thermal imaging to spot damp that might pass unnoticed by the untrained eye.

Timber defects are another regular feature in Tetney surveys. Woodworm infestation and timber rot can affect roof structures, floor joists, and window frames, particularly where maintenance has been poor or damp has been left to linger. Homes with original timber-framed elements are especially exposed. We probe timber members and check for active infestation that could weaken the structure.

Roof problems show up often too. Slipped tiles, failing felt underlay, and deteriorated leadwork are among the more common findings. Many properties still have traditional slate or tile roofs, which are durable but do need regular attention. Age, storm damage, and general wear all play a part. We inspect the roof from inside and out, wherever access allows, and look for any signs of water ingress.

Because of the local clay geology, subsidence and heave are real concerns in Tetney. Properties with shallow foundations or those close to mature trees are particularly vulnerable to ground movement. Our surveyors look closely at walls for cracking, check windows and doors for binding, and inspect floors for unevenness that may point to foundation trouble. The shrink-swell behaviour of the clay soils beneath the area can drive significant movement over time, especially in extended drought or heavy rainfall.

Drainage issues also turn up frequently in Tetney properties, particularly in older homes where the original systems may be nearing the end of their useful life. Blocked or damaged drains can trigger damp, subsidence, and other structural problems. Our survey includes a check of accessible drainage, and where we spot concerns we suggest a separate drainage camera survey.