Level 3 Building Survey in Upwood and the Raveleys

Our Level 3 Building Survey gives a full, close look at a property's visible and accessible parts. We assess the building's overall structural integrity, including load-bearing walls, floors, ceilings and the roof structure. We also inspect brickwork, pointing and render, recording any cracking, decay or movement that could point to subsidence or another structural weakness.

We carry out a detailed damp assessment with professional moisture meters, checking walls and floors for rising damp, penetrating damp and condensation. In Upwood homes, where traditional brick construction with timber fenestration is common, it is especially important for us to spot any rot or insect attack in timber components. Chimneys also need close attention here. Many village properties retain traditional brick chimneys, and over the years these may have been affected by frost damage or worn flashing.

Our surveyors review all building services, including plumbing, heating and electrical installations, although we do not test them. The report also covers windows and doors, fitted kitchens and bathrooms, plus any built-in storage. Where a property has been extended or altered, we look at whether the work appears to have been completed properly and whether the required building regulations approvals seem to have been obtained. Across the village, we often see sympathetic extensions added over the years, and we check that these have been built as they should be.

The finished report sets out clear condition ratings for each element, colour-coded photographs of specific defects and our professional advice on repairs and maintenance. We rank issues by urgency, making it easier to see what needs immediate attention and what can wait. Our team writes in plain English, without unnecessary technical jargon, while still giving you the level of detail you need.

• Structural walls and foundations
• Roof structure and covering
• Damp and timber condition
• Chimneys and flues
• Windows and doors
• Extensions and alterations
• Boundary walls and outbuildings
• Services (visual inspection)

Surveying in Upwood and the Raveleys calls for local understanding, and our team knows the area well. The housing stock ranges from older cottages built with traditional methods to newer homes on the former RAF Upwood site. Those different buildings bring different risks, and a trained surveyor needs to pick them up. We have inspected everything from Victorian terraces to contemporary newbuilds here, so we bring broad experience across the local mix.

The local geology needs careful attention. The parish of Great Raveley lies mostly on clay land, and clay soils carry a marked shrink-swell risk. In drought conditions, clay contracts and can trigger foundation movement, while in wetter spells it expands. That seasonal change can cause subsidence or heave, especially in properties with shallow foundations. Our inspectors know the quieter warning signs to look for, such as diagonal cracking and doors or windows that stick. We have identified foundation movement in several properties near the clay-rich parts of the parish, particularly after the dry summer of 2022.

Across Upwood, many homes still rely on traditional materials, brick, sometimes painted, timber fenestration, brick chimneys and slate roofs. They do not wear in the same way as modern materials, and our surveyors know the defect patterns that come with them. Slate roofs, for instance, can suffer slipped tiles or failing fixings, while timber windows often rot at the bottom rails or meeting rails where moisture sits. We also regularly see painted brickwork on south-facing walls with blistering paint and mortar decay beneath, caused by prolonged sun exposure.

The ongoing work at the former RAF Upwood site may affect nearby properties through construction activity, noise or groundworks. We can advise on the issues this may create, including whether newbuild homes have been built to current building regulations and which snagging items need watching. Along Ramsey Road and near Bury Road, increased traffic during the construction phases may also have an effect, and we can record any visible cracking or vibration damage to adjoining buildings.

• Clay soil shrink-swell risk
• Traditional brick and slate construction
• Age-related deterioration patterns
• New development impacts
• RAF site proximity considerations

From our surveying work in Upwood and the Raveleys, a few recurring defect patterns stand out. Knowing what commonly turns up can make it easier to judge a purchase in this area. Traditional brick cottages along High Street often show cementitious mortar repointing, which has trapped moisture in the brickwork and led to salt efflorescence and spalled brick faces.

Timber decay is another issue we see regularly, especially in houses with original timber windows and doors. The bottom rails of windows are often the first place rot appears because rainwater collects there and dries only slowly. We use moisture meters to pick up decay that is not yet obvious on the surface, and we probe timber where appropriate to judge its structural soundness. In some homes, we have uncovered widespread woodworm activity in roof timbers that the current owners had not noticed.

Roof problems come up time and again in our surveys, particularly on homes with older slate roofs. Common findings include slipped or missing tiles, worn lead flashing around chimneys and poor ventilation in roof spaces, which can encourage condensation and timber decay. Many village properties also have combed or machine-made tiles from the mid-20th century, and those coverings are often nearing the end of their serviceable life.

Rising damp is a frequent concern in period properties locally, especially where there is no existing damp proof course or where the DPC has been bridged by external ground levels. We inspect internal wall finishes for tide marks, peeling wallpaper and damaged plaster that suggest active dampness. Our moisture readings help us gauge the extent of the problem and set out suitable remedial steps.

• Roof slate and tile defects
• Timber window rot
• Rising damp issues
• Brickwork deterioration
• Chimney defects
• Foundation movement signs
• Pointing and mortar decay

The former RAF Upwood site is one of the most significant developments in the Huntingdonshire area. Phase One, now under construction by Hyde Group with Vistry Group as contractor, will deliver 160 affordable homes, including one-bedroom maisonettes and two, three, four, and five-bedroom houses. These homes are being built with energy-efficient features such as air source heat pumps and electric vehicle charging points. Construction started in Summer 2024, and the first homes are expected to be ready from Summer 2025.

Phase Two is set to add 317 homes, with properties for social rent, shared ownership and open market sale. Planning permission is being finalised with Huntingdonshire District Council. There is also a fourth phase, to the west of the initial phases within the Upwood and the Raveleys parish, which could bring further residential development along with employment space and open areas. That phase is anticipated to deliver homes between 2024-2028, with build-out expected over 3-4 years.

Newbuild warranties such as NHBC or Premier Guarantee are useful, but they are not a substitute for an independent survey. Our inspectors can pick up defects that a builder or warranty provider may have missed, and we can attend the site during construction or at the pre-completion inspection if needed. For homes at Aviator Park on Ramsey Road or Wagstaffe Close, we provide detailed assessments so you can judge the investment properly.

We advise booking a Level 3 survey for newbuild homes even where a structural warranty is in place. The warranty provider's inspection is not as detailed as an independent RICS survey, and defects found once the warranty period becomes insurance-backed can be harder to sort out. With our pre-completion inspection service, we can identify problems before you complete, giving you a firmer basis for asking the builder to put them right at their expense rather than yours.

• Phase 1: 160 affordable homes (under construction)
• Phase 2: 317 homes (planning)
• Phase 4: Further residential (2024-2028)
• Aviator Park: 2-5 bed houses
• Wagstaffe Close: 3-4 bed detached

Homes in Upwood and the Raveleys reflect the varied construction history of this part of Cambridgeshire. Most older properties were built in traditional solid wall form, usually with 225mm to 300mm thick brick walls and lime-based mortars that let the building breathe. Knowing how those buildings were put together is essential for proper maintenance and renovation. Many Victorian and Edwardian cottages in the village have solid brick walls with no cavity insulation, which can lead to condensation if ventilation is poor.

The newer homes on the former RAF site and at Aviator Park use modern methods of construction, including timber frame with brick or render cladding. These systems can deliver very good thermal performance, but they need a different maintenance approach from traditional buildings. Our surveyors understand both traditional and modern construction, which helps us identify defects linked to each method.

We often inspect homes with concrete tile roofs, popular from the 1950s onwards, as well as older properties with natural and synthetic slate roofs. Recognising the different coverings helps us judge their remaining lifespan and the right materials for repair. In this area, many houses also have dormer windows, and these need careful attention to flashing and weatherproofing details.