RICS Level 2 Survey Burton Coggles

Burton Coggles presents a unique property landscape that makes professional surveys particularly valuable. This small rural village, with just 58 households, is designated as a Conservation Area and contains numerous listed buildings including the Grade I listed Church of St Thomas a Becket and The Old Rectory. The predominance of older properties constructed from local Lincolnshire limestone means that traditional solid wall construction is common, bringing specific challenges that only an experienced surveyor can properly assess. Our inspectors understand how to evaluate historic stone buildings and recognise the tell-tale signs of age-related deterioration that might concern a buyer.

The local geology adds another layer of complexity for property purchasers to consider. While the underlying Lincolnshire Limestone bedrock is generally stable, superficial deposits include Boulder Clay which has moderate to high shrink-swell potential. This means properties built on these deposits may be susceptible to subsidence or heave, particularly during periods of extreme weather or where large trees are present near foundations. Our surveyors know exactly what to look for and will investigate any signs of movement or structural stress, checking for cracking patterns that might indicate ongoing ground movement.

Properties in Burton Coggles typically feature clay tile or natural slate roofing, timber frame construction, and solid stone walls. These traditional features, while attractive, require specialist knowledge to assess properly. Our inspectors have extensive experience evaluating historic Lincolnshire properties and understand how age, materials, and local conditions interact to affect a building's condition. We examine the junction between walls and roofs, check the condition of lime mortar pointing, and assess whether historic timber frame elements are sound.

• Solid wall construction assessment
• Roof condition and tile integrity
• Structural movement and cracking evaluation
• Damp and timber defect investigation
• Drainage and surface water flood risk
• Electrical and plumbing condition review

Understanding the construction methods used in Burton Coggles properties is essential for any property purchaser. The predominant building material in this area is local Lincolnshire Limestone, often called 'Cotswold Stone' due to its similar honey-coloured appearance. Properties are typically constructed using traditional solid wall methods, with double-leaf stone walls and a rubble infill between the two leaves. This construction type differs significantly from modern cavity wall construction and presents unique challenges when assessing thermal performance and damp resistance.

Many properties in Burton Coggles feature timber frame construction elements, particularly in older houses and converted agricultural buildings. These timber frames may be hidden behind stone external walls or may be visible in internal rooms where original timber beams, joists, and partition walls form part of the character of the property. Our surveyors are experienced in assessing the condition of these historic timber elements, checking for signs of woodworm, rot, or structural movement that could indicate underlying problems.

Roofing in Burton Coggles predominantly uses either clay tiles or natural slate, both of which are durable materials but require regular maintenance. The steep pitches often found on historic roofs reflect the traditional architectural style of the area and allow for spacious roof voids that our surveyors can inspect where accessible. We check the condition of tiles or slates, examine the pointing to verges and ridges, and assess the condition of underlying timber rafters and battens.

• Traditional solid wall (limestone) construction
• Timber frame elements and hidden structural timbers
• Clay tile and slate roofing materials
• Lime mortar pointing and render
• Historic timber floor joists and beams

Our experience surveying properties throughout South Kesteven and the surrounding Lincolnshire villages means we know the typical issues that affect homes in Burton Coggles. Damp problems are particularly common in older stone properties, where solid wall construction lacks the cavity space found in modern buildings. Rising damp, penetrating damp, and condensation can all affect historic limestone buildings, especially where drainage around the property is poor or original lime mortar pointing has failed. Our surveyors use moisture meters and visual inspection techniques to identify areas of concern.

Roof condition is another significant area of concern for purchasers to consider. Many properties in Burton Coggles feature original clay tile or slate roofs that, while durable, will have suffered from general wear and tear over decades. Slippery or broken tiles, deteriorating verges and ridges, and deterioration of underlying timber rafters are frequently identified issues. Our surveyors thoroughly examine roof spaces where accessible, checking for timber defects, inadequate insulation, and signs of past or present leaks that could lead to more serious problems if left unaddressed.

Timber defects, including woodworm (common furniture beetle) and both wet and dry rot, are common in older properties where damp conditions have affected structural timbers, floorboards, and joinery. These issues can be costly to remedy if not identified early, and our surveyors know where to look for the tell-tale signs of timber deterioration. Additionally, properties built on the Boulder Clay deposits in the area may show signs of subsidence or heave related movement, particularly where large trees are present near foundations or where drainage has been inadequate. This ground movement can manifest as cracking in walls or distorted door and window frames.

• Rising and penetrating damp in solid wall properties
• Roof tile damage and timber deterioration
• Woodworm and rot in structural timbers
• Subsidence or heave related to clay soils
• Cracking from historic or ongoing movement
• Outdated electrical and plumbing systems

When purchasing a property in Burton Coggles, it is important to understand the environmental factors that may affect the property. While the village has a low overall flood risk from rivers and the sea, there are areas with medium to high risk of surface water flooding, particularly around the village centre and along minor roads. Heavy rainfall can accumulate in low-lying areas, and our surveyors note any visible signs of water damage or drainage issues that might indicate a history of flooding or poor surface water management.

The local geology presents another consideration for property purchasers. Properties built on Boulder Clay deposits may be susceptible to shrink-swell ground movement, especially during periods of extreme wet or dry weather. This ground movement can affect foundations and lead to structural issues over time. Our surveyors examine the property for signs of movement, including cracking patterns, distorted openings, and uneven floors that might indicate foundation problems.

Unlike some parts of Lincolnshire, there is no significant history of coal mining in the Burton Coggles area. However, quarrying for limestone has occurred historically in the region, and our surveyors would check for any potential impact of past shallow quarrying activity that might affect the property. This is particularly relevant for properties located near historical quarry sites or where ground conditions appear unusual.

• Surface water flood risk in low-lying areas
• Boulder Clay shrink-swell ground movement
• Historical limestone quarrying activity
• Proximity to trees and vegetation affecting foundations