RICS Level 3 Building Survey in Barrington

The traditional buildings in Barrington present unique inspection challenges that require an experienced eye. Many properties are constructed from local stone, often limestone from the Yeovil Stone formation, or from cob - a mixture of clay, straw, and earth that was historically used throughout Somerset. These materials breathe differently from modern brick or concrete, and inappropriate modern alterations can cause significant problems. Our inspectors frequently find issues where cement renders have been applied to older stone or cob walls, trapping moisture and causing damp penetration that can lead to structural deterioration.

The geological conditions beneath Barrington add another layer of complexity to property inspections. The local area sits on Lower Jurassic deposits, including clay-rich soils that are prone to shrink-swell behaviour. The Barrington Member, a specific geological formation of limestone found in this area, gives rise to particular foundation conditions that our surveyors know to investigate carefully. This means foundations can move subtly with seasonal moisture changes, potentially causing structural movement in older buildings. Our Level 3 Survey includes careful assessment of foundation condition, wall alignment, and signs of past or ongoing movement that might not be apparent to the untrained eye.

Thatched roofs are a defining feature of Barrington's architectural heritage, but they require specialist knowledge to assess properly. Our inspectors understand the different thatching styles used in Somerset, from long straw to combed wheat reed, and can identify issues with the roof structure, thatch condition, and the all-important fire separation between the thatch and the underlying timbers. These surveys are particularly valuable given the number of listed buildings in the village, where maintenance decisions can have planning implications. We also check for signs of previous flat roof extensions or conversions that may have been added to historic buildings, as these often create water ingress problems in the thatch.

The village's low-lying position and the local water courses also mean that surface water flooding is a genuine concern for property owners. The Somerset Rivers Authority has implemented flood mitigation measures throughout the village, including silt traps on roads like Bonnings Lane. Our surveyors assess the specific flood risk to each property, examining ground levels, drainage characteristics, and any evidence of past flooding events that could affect your enjoyment of the property.

• Stone and cob wall construction
• Thatched and slate roofing
• Foundation movement on clay soils
• Conservation Area constraints
• Listed building considerations
• Surface water flood risk

Surface water flooding is a known concern in Barrington, with the Somerset Rivers Authority implementing mitigation measures throughout the village. Properties in lower-lying areas or those with private drainage systems require particular attention during a building survey. Our inspectors assess the property's flood resilience, the condition of drainage systems, and any signs of past flooding that might not be immediately obvious.

The local geology, characterised by clay-rich soils, also affects how water drains around and beneath properties. Poor drainage can exacerbate foundation movement and lead to damp problems, particularly in older buildings where original drainage systems may have deteriorated or become inadequate. A Level 3 Survey includes assessment of guttering, downpipes, land drainage, and the general grading of the site to identify potential water management issues before they become serious problems.

We pay particular attention to the relationship between ground levels and the property's damp proof course, especially in properties where landscaping has been altered over years or where new hardstanding has been added. In a village like Barrington, where many properties have large gardens and mature planting, root systems from trees and hedges can also affect drainage and foundation stability, particularly given the clay soil conditions.

Our experience surveying properties in Barrington has revealed several recurring issues that buyers should be aware of before purchasing. Damp problems are perhaps the most common, particularly in properties where cement-based renders have been applied to traditional stone or cob walls. These modern materials trap moisture that would otherwise evaporate, leading to damp internal conditions and potential timber decay. Our surveyors can identify the tell-tale signs of this problem, including salt efflorescence on walls, peeling paint, and soft plaster.

Roof defects are another frequent finding in Barrington, especially on properties with thatched roofs. While thatch is a beautiful and traditional roofing material, it requires ongoing maintenance and eventual re-thatching every 30-50 years depending on the material used. Our inspectors assess the thickness and condition of the thatch, look for signs of water penetration, and examine the underlying timber structure for rot or beetle infestation. We also check the all-important fire breaks between the thatch and any internal timbers, as these are critical for insurance purposes.

Structural movement is also commonly identified in Barrington properties, particularly those built on the clay-rich soils that characterise the Lower Jurassic geology. While some movement is normal in older buildings, our surveyors can distinguish between acceptable settlement and more serious ongoing issues that might require further investigation or underpinning. We look for cracked plaster, doors and windows that stick, and visible bulges or leans in walls.