RICS Level 3 Building Survey in Bausley with Criggion

The Bausley with Criggion community encompasses several villages including Criggion, Crewgreen, and Coedway, each featuring a mix of property types and ages. Our inspectors frequently examine homes constructed from traditional Welsh materials such as local stone, brick, and timber-frame methods, often topped with slate roofs. These construction styles are characteristic of rural Powys but can present specific challenges that only an experienced surveyor will recognise. A Level 3 survey provides the comprehensive assessment necessary to identify hidden defects in these older properties, from structural movement in solid walls to deterioration in traditional roofing materials.

Properties near the River Severn require particular attention due to potential flood risk. While the community benefits from its peaceful rural setting, the proximity to the river means that some properties may have experienced water damage in the past or face ongoing moisture-related issues. Our surveyors check for signs of flood damage, damp penetration, and drainage problems that are particularly relevant in this area. We also examine how previous owners may have addressed any water-related issues, assessing whether remedial work was carried out properly.

The area around Criggion includes several listed buildings, with the Church of St Michael and All Angels standing as a notable Grade II* example. If you are considering purchasing a listed residential property in the community, a Level 3 survey becomes even more essential. These properties often have specific maintenance requirements and may have been subject to alterations over many years that a trained eye must evaluate. We understand the additional considerations that come with surveying historic and listed homes, ensuring you receive practical advice about ongoing maintenance obligations and any structural concerns.

The underlying geology in parts of this area can present additional considerations for property buyers. While Powys contains diverse ground conditions, properties in the Severn valley may encounter clay soils that undergo seasonal shrink-swell movement. This can affect foundations and lead to structural movement in buildings, particularly those with shallow foundations typical of older construction. Our surveyors assess the signs of such movement and advise whether specialist investigation is warranted.

Our experience surveying homes across the Bausley with Criggion area has revealed several recurring issues that buyers should be aware of. Rising damp is frequently encountered in older properties, particularly those with solid walls that lack modern cavity construction. This occurs when moisture from the ground rises through porous brick or stonework, and while it may be visible as staining or peeling decoration, it often requires professional measurement to assess its extent. Our surveyors use calibrated moisture meters to determine the severity of damp conditions and identify whether remediation is needed.

Timber defects represent another common finding in the area's older properties. Woodworm activity can affect roof timbers and floor joists, while wet or dry rot may develop in areas of poor ventilation. Properties with traditional timber-frame construction require careful assessment of frame members and connections. We examine accessible timber for signs of insect activity, fungal decay, and structural weakness, reporting any concerns that might require specialist treatment. The agricultural heritage of the area means many properties have large timber-framed barns or outbuildings that may have been converted, and these require equally thorough inspection.

Roofing problems feature prominently in our survey findings for Bausley with Criggion properties. The slate roofs common throughout the area can develop cracked or slipped tiles over time, allowing water penetration into the roof space. We inspect roof coverings from both inside the loft space and externally where safe access is possible, noting the condition of tiles, flashings, and ridge tiles. Flat roof sections, particularly on extensions or dormer conversions, often show signs of deterioration and may require re-covering within the near future.

Drainage issues are particularly relevant in this rural area where many properties rely on private septic tanks or soakaway systems rather than mains drainage. Our survey includes visual assessment of drainage arrangements where visible, and we note any concerns about the condition or capacity of private systems. We also examine guttering and downpipe systems, as these are critical for directing water away from the building envelope and preventing moisture penetration into walls.

Many properties in Bausley with Criggion were built before 1900, reflecting the area's long history as a rural community. These period homes often display character features that add to their appeal, such as original fireplaces, exposed beams, and traditional joinery. However, they also carry the marks of their age, including movement that has occurred over decades, historic repairs carried out using techniques that may no longer meet modern standards, and materials that have reached the end of their serviceable life.

Our Level 3 survey is specifically designed to assess these older properties thoroughly. We examine how the building has performed structurally over its lifetime, identifying any movement patterns and assessing whether past movement has stabilised or remains active. This is particularly important in properties with solid walls, which can develop cracks due to thermal movement, ground settlement, or clay shrinkage in the underlying soil. We assess the significance of any cracks we find and advise whether further investigation is warranted.

The report also addresses the financial implications of the issues we identify. We provide guidance on likely repair costs, helping you budget for any remedial work the property may need. This information proves invaluable during purchase negotiations, allowing you to make informed decisions about proceeding with the sale or requesting a price adjustment to reflect the cost of addressing defects. For properties in the Bausley with Criggion area, common negotiation points include roofing repairs, damp treatment, and timber remediation works.

Historical mining activity in parts of Powys means some properties may have been constructed on ground with previous extraction history. While we do not carry out mining searches, we note any visible signs of ground movement or subsidence that might indicate underground issues. If our survey identifies concerns, we recommend appropriate specialist investigations to establish the extent of any mining-related risk before you commit to the purchase.