RICS Level 2 Survey in Coleford

Coleford's property market reflects its position as a historic market town in the Forest of Dean. The town centre contains numerous buildings dating from the 18th and 19th centuries, many featuring the distinctive local orangey bricks manufactured by Coleford Brick and Tile. These period properties characteristically feature solid walls without modern damp-proof courses, making damp assessment a crucial part of any survey. The local stone, particularly evident in older buildings around St John's Church and the Clock Tower area, also requires specialist knowledge to assess properly.

The conservation area in Coleford's town centre encompasses 17 listed building entries covering 21 separate properties. Properties in this area require particular care during inspection, as they often have traditional construction methods and historic fabric that require specialist knowledge. Our surveyors understand the local building materials and construction techniques, from the local stone used in older buildings to the more modern brick and render seen in post-war developments. We know which alterations might require Listed Building Consent and can advise accordingly.

New housing developments in the Coleford area include Forest Grove by Barratt Homes on Ridgeway Avenue in Berry Hill, offering 3 and 4 bedroom homes, and the Ellwood Place development in Milkwall with various house types. The Poolway Farm development off Gloucester Road, approved for 140 homes in January 2026, represents the latest addition to the local housing stock. While these newer properties generally require less extensive surveying than older buildings, our inspectors still check construction quality, insulation standards, and building regulation compliance.

The local geology presents specific considerations for property surveys in Coleford. The area sits on a syncline with clay-rich soils that can experience shrink-swell behaviour during seasonal changes. Climate projections for the Forest of Dean indicate hotter, drier summers, which could increase subsidence risks for properties on clay soils. Our surveyors assess foundation conditions and look for signs of movement or settlement that might indicate ground instability. We also note the proximity of properties to known mining features, as the area has a rich heritage of iron ore extraction.

• Victorian and Edwardian period properties
• Conservation area buildings
• New build developments
• Properties on clay soils

Coleford's history as an iron-producing centre creates unique considerations for property buyers that our surveyors understand intimately. The town was historically significant for its iron production and railway industry connections, with evidence of this industrial past visible in the landscape today. The parish contains notable scheduled monuments including Dark Hill Iron Works and Whitecliff Furnace, along with distinctive "Scowles" features in Dingle Wood and Blake's Wood - remnants of early open-cast iron ore mining.

While many properties in Coleford are built on land that has been developed for generations, our surveyors are aware that some areas may have underlying historical mining features. We look for signs of past groundworks, unusual settlement patterns, or structural issues that might relate to historical extraction activities. This local knowledge comes from surveying hundreds of properties in the area and understanding the specific geological and historical factors that affect property conditions here.

The economic profile of Coleford remains tied to its roots as a market town serving the Forest of Dean community. Jobs density in the area has remained stable at around 0.54, with unemployment rates slightly below the national average at 3.51%. This economic stability makes Coleford an attractive location for families and workers seeking to relocate from larger urban centres, with net migration positive for most age groups except young people leaving for education.

Our experience surveying properties throughout Coleford and the Forest of Dean reveals several recurring issues that buyers should be aware of. Damp problems are particularly prevalent in the town's older housing stock. Many Victorian and Edwardian properties were built with solid walls that lack modern damp-proof courses, making them susceptible to rising damp and penetrating damp, especially where gutter systems have deteriorated or been poorly maintained. The local orange bricks, while distinctive, can also be porous and allow moisture penetration where pointing has failed.

Roof conditions represent another significant area of concern in Coleford's older properties. Surveys frequently identify damaged or missing tiles, deteriorating leadwork around chimneys, and degraded felt underlay in loft spaces. The harsh winter conditions experienced in the Forest of Dean can accelerate roof deterioration, and our inspectors frequently recommend repairs or maintenance to prevent water ingress. We also check loft insulation levels, as many older properties have insufficient insulation that affects energy efficiency.

Electrical systems in period properties often require careful assessment. Many homes built before the 1970s still contain original wiring that does not meet current safety standards. Our surveyors check the condition of visible electrical installations and recommend further investigation by a qualified electrician where necessary. Similarly, plumbing systems in older properties may include lead pipework or galvanised steel pipes that have corroded over time, affecting water quality and pressure.

The local geology means that subsidence and structural movement merit particular attention in Coleford. Properties built on clay soils can experience foundation movement during periods of drought, and our surveyors examine walls, floors, and door frames for signs of structural stress. Cracks that appear "fuzzy" or exhibit ongoing movement patterns are documented and assessed for severity. We also note the proximity to watercourses and drainage patterns, as surface water flooding has affected certain areas of the town.