RICS Level 2 Survey in Winterbourne Bassett

The housing stock in Winterbourne Bassett presents specific challenges that make a RICS Level 2 survey particularly valuable. Many properties here feature traditional construction methods using sarsen stone, which was traditionally quarried from the chalk valleys west of Marlborough and used in a distinctive jigsaw pattern. This unique building material, while durable, can develop issues over time, particularly where water infiltration has caused erosion or where structural movement has created gaps in the stonework. Our surveyors are familiar with these local construction characteristics and know precisely what defects to look for in properties built using sarsen stone and traditional brick.

The village sits within the flood alert area for the River Kennet and its tributaries, with the name "Winterbourne" itself referring to the seasonal streams that form the upper waters of the River Kennet. Properties in low-lying areas near watercourses face potential flooding risks, and our surveys include assessment of flood vulnerability, drainage conditions, and any historical flooding issues. Additionally, the underlying chalk geology combined with areas of clay with flints creates potential for shrink-swell subsidence, particularly relevant given the British Geological Survey's warnings about climate change increasing subsidence risks in areas with expansive clay soils. We have identified properties in similar Wiltshire villages where ground movement has caused significant structural damage, making this assessment crucial for any buyer.

With numerous listed buildings in Winterbourne Bassett, including the Grade I listed Church of St Katherine and St Peter, the Grade II listed Manor House, and Rabson Manor, many properties in the area carry heritage obligations. Our surveyors understand the additional considerations required when inspecting historic and listed properties, including assessment of past repairs, identification of non-traditional alterations, and evaluation of any ongoing maintenance concerns that could prove costly for new owners. We have surveyed several properties in the nearby Barbury Heights development near Wroughton, giving us insight into newer construction methods used in this area of outstanding natural beauty.

• Sarsen stone construction issues
• Flood and drainage assessment
• Subsidence risk evaluation
• Historic property surveys
• Listed building considerations
• Traditional construction defects

Properties in Winterbourne Bassett face several specific issues that our Level 2 surveys regularly identify. The age of much of the housing stock means that damp problems are frequently encountered, including rising damp in properties built before modern damp-proof courses were standard, penetrating damp from degraded roof coverings or damaged pointing, and condensation issues resulting from inadequate ventilation in older homes. The traditional construction methods used in sarsen stone buildings often lack the damp-proof membranes expected in modern construction, making thorough damp assessment essential. We have found that properties along the River Kennet flood plain are particularly susceptible to damp issues due to the high water table in these areas.

Structural movement is another common finding in period properties across the area. The natural settlement of buildings over decades or centuries, combined with ground movement related to clay soils and changing moisture levels, can result in cracking to walls, uneven floors, and doors or windows that no longer close properly. Our surveyors are trained to distinguish between minor cosmetic cracks and serious structural issues that require immediate attention. We also assess timber elements for signs of rot or woodworm damage, which can be prevalent in properties with damp conditions or inadequate ventilation. The presence of clay with flints in the higher land areas of the parish can contribute to shrink-swell movement, particularly during periods of drought followed by heavy rainfall.

Roof defects represent a significant finding in many older Winterbourne Bassett properties. Missing or broken tiles, worn flashing, inadequate insulation, and sagging roof lines are common issues that can lead to water ingress and extensive damage if not addressed. Given the traditional use of clay tiles and thatch in the area, our surveyors pay particular attention to roof condition and remaining lifespan. We also check electrical and plumbing installations, as many older properties still have original systems that do not meet current safety standards and may pose risks to occupants. Properties built before the 1970s may also contain asbestos in wall panels, roofing materials, or insulation, which our surveyors will identify and flag for specialist removal.

• Rising and penetrating damp
• Structural movement and cracking
• Roof defects and tile damage
• Timber decay and woodworm
• Outdated electrical systems
• Poor insulation
• Drainage issues
• Asbestos in pre-1970s properties