RICS Level 3 Building Survey in Ampney St. Mary

The village of Ampney St. Mary, located near Cirencester in Gloucestershire, features predominantly period properties constructed using traditional methods. Properties in this area were typically built with solid walls using local limestone or brick, with lime mortar pointing. While these buildings possess considerable character and charm, they require specialist knowledge to assess properly. Our RICS Level 3 Survey is specifically designed to evaluate the structural integrity of older properties and identify issues that may not be apparent to untrained buyers.

Recent property surveys in the area have identified common defects including movement in front walls caused by clay shrinkage in the underlying geology. The Cotswold region sits on clay deposits that expand and contract with moisture levels, leading to potential subsidence issues. Additionally, outward movement of gable walls at roof and first-floor level has been observed, along with cracked mortar joints and damaged or decayed roof timbers. These are precisely the types of structural concerns that a Level 3 Survey is designed to uncover before you commit to your purchase.

With property prices ranging from under £300,000 for smaller homes to nearly £2 million for larger period houses, the financial risk of purchasing without a thorough survey is substantial. Our Level 3 Survey provides you with a detailed understanding of the property's condition, enabling you to make an informed decision, negotiate repairs with the seller, or walk away if the defects prove too significant. The investment in a comprehensive survey is minimal compared to the potential cost of unexpected structural repairs.

The GL7 postcode area, including Ampney St. Mary and surrounding villages, has seen property values increase by 47% over the past decade. This growth reflects the desirability of the Cotswold lifestyle, but also means that purchasing decisions carry higher financial stakes. Our surveyors bring local knowledge of the area's housing stock, understanding how properties have performed over time and what issues are most commonly encountered.

• Thorough inspection of all accessible structural elements
• Detailed assessment of walls, floors, ceilings, and roof
• Identification of damp, rot, and timber decay
• Evaluation of foundation and ground conditions
• Analysis of movement and structural instability
• Clear, prioritized recommendations for repairs

Your Level 3 Survey report follows the RICS professional standard, providing a clear assessment of the property's condition using a simple traffic light system. The report categorizes issues by severity, from urgent defects requiring immediate attention to minor matters for future consideration. This systematic approach helps you understand exactly what you're buying and plan accordingly. Each section of the report is clearly laid out with photographs and technical descriptions that bring the property's condition to life.

For properties in Ampney St. Mary, our reports specifically address the common issues found in the local housing stock. We examine the condition of stone and brickwork, assess the state of lime mortar pointing (which requires different treatment than modern cement), evaluate roof structures for timber decay, and check for signs of movement that may indicate foundation problems. Where relevant, we include guidance on working with historic buildings to maintain their character while addressing structural concerns. Our surveyors understand that lime mortar needs repointing rather than cement rendering, which would trap moisture and cause further damage.

The Level 3 Survey also assesses the property's services, including electrical, gas, and plumbing installations, though we always recommend having these professionally tested by qualified tradespeople. We note any alterations or extensions that may have been carried out and assess whether appropriate building regulations approval was obtained. This is particularly important for older properties where previous owners may have made changes without formal permission. In our experience, many period properties in the Cotswolds have had modifications over the years that weren't properly documented or approved.

Following the survey, you'll receive clear guidance on what each finding means for you as the new owner. We explain the potential costs involved, suggest whether further specialist investigations are warranted, and provide advice on maintaining the property going forward. Our goal is to ensure you have complete confidence in your purchase decision and the knowledge needed to protect your investment.