RICS Level 3 Building Survey in Bickenhall

The housing stock in Bickenhall presents unique challenges that make a RICS Level 3 survey essential for any prospective buyer. The majority of properties in this rural hamlet date from the pre-1919 period, constructed using traditional building methods that differ significantly from modern standards. Local stone, particularly the distinctive chert stone found in the Blackdown Hills, was commonly used for wall construction, and many properties feature lime mortar pointing rather than modern cement. These traditional materials require specialist knowledge to assess correctly, as they behave differently from contemporary construction and can be damaged by inappropriate repair work. Our inspectors are experienced in evaluating historic rural properties and understand how to identify issues specific to this type of construction.

The geology of the Blackdown Hills creates specific structural considerations for property owners in the Bickenhall area. The underlying clay soils are prone to shrink-swell movement, particularly during periods of drought or excessive rainfall, which can cause structural movement in buildings. Properties in this area may show signs of historic movement, and our Level 3 survey will carefully assess whether any existing movement is active and what implications this has for the property. Additionally, the undulating topography of the area, with its spring-lined valleys and drainage channels, means that some properties may be affected by groundwater issues, particularly those situated in lower-lying positions or near watercourses.

Many properties in Bickenhall fall within the Blackdown Hills AONB and some are listed buildings, subject to strict planning controls regarding alterations and repairs. A Level 3 survey from our team includes assessment of any conservation implications and will highlight where listed building consent may be required for future works. This is particularly valuable for buyers who may be planning renovations or extensions, as understanding these constraints before purchase can prevent costly surprises later. The report will also identify any historic alterations that may have been carried out without proper permissions, which could affect the property's legal status.

The history of Bickenhall dates back to the Domesday Book, and the surrounding area contains remnants of a deserted medieval village at Playstreet, indicating the long-standing agricultural nature of this parish. This historical depth means that many properties have evolved over centuries, with various phases of extension, alteration, and adaptation. Our surveyors understand how to identify these different construction phases and assess the structural implications of historic alterations, which is crucial for understanding the true condition of a property. We have seen numerous cases where apparently minor historic changes have significant implications for structural integrity or building regulations compliance.

• Pre-1919 construction methods
• Traditional stone and lime mortar
• Clay shrink-swell soil movement
• Listed building considerations
• Historic alteration assessment
• AONB planning constraints

Our experience surveying properties throughout the Blackdown Hills area has revealed several recurring defect patterns that buyers in Bickenhall should be aware of. Damp penetration is perhaps the most common issue, particularly in traditional stone properties where lime mortar has been inappropriately replaced with cement pointing. This common error traps moisture within the walls, leading to saturation of the stonework and internal damp problems. Our Level 3 survey includes detailed damp assessment using moisture meters and visual inspection to identify both existing damp issues and conditions that may lead to future problems.

Roof structure issues are another significant concern in this area. Many historic properties feature traditional timber-framed roof structures that may have been subject to historic modifications or may show signs of beetle activity or wood rot. The original thatch or slate coverings on older properties often reach the end of their serviceable life, and our surveyors carefully assess the condition of roof coverings, flashings, and parapet walls. In some cases, we have found that roof structures have been weakened by the installation of solar panels or other alterations that were not properly engineered.

Structural movement, while not always symptomatic of active problems, is frequently observed in properties built on the clay soils of the Blackdown Hills. Our surveyors are trained to identify the signs of movement, including cracking patterns, door and window operation issues, and visible distortion. We assess whether any movement appears to be historic and stable, or whether there are indicators of ongoing movement that may require further investigation or remediation. This assessment is particularly valuable in Bickenhall, where the combination of mature trees, clay soils, and historic construction can lead to complex movement patterns.

• Damp penetration from inappropriate pointing
• Roof structure deterioration
• Historic structural movement
• Timber decay and beetle activity
• Chimney defects and deterioration
• Boundary wall instability

The RICS Level 3 Building Survey is the most comprehensive survey product available and is specifically designed for properties like those found in Bickenhall. Unlike a standard homebuyer report, which uses a traffic light rating system and focuses on visible defects, the Level 3 survey provides a detailed assessment of the property's construction, condition, and any significant issues that may affect its value or require future investment. The survey covers all accessible parts of the property, including the roof space (where safe and accessible), under-floor areas, outbuildings, and the condition of walls, floors, and ceilings.

Our inspectors examine the structural integrity of the property, looking for signs of movement, subsidence, or structural distress. In the Blackdown Hills area, where clay soils are prevalent, this is particularly important, as properties may be affected by ground movement. The survey also assesses the condition of the roof, including the covering, flashing, parapet walls, and chimneys. For traditional stone buildings in Bickenhall, particular attention is paid to the condition of the stonework, mortar joints, and any signs of damp penetration or biological growth. We examine the external fabric methodically, noting the condition of fascias, soffits, and rain water goods.

The Level 3 report also includes an assessment of services such as plumbing, electrical wiring, and heating systems, evaluating their condition and age. For older properties in rural areas, these systems may be original or have been installed decades ago, and understanding their condition is crucial for budgeting future repairs or replacements. The report will highlight any obvious safety concerns, such as exposed wiring or unsafe flues, and provide recommendations for further specialist investigations where necessary. We also assess the condition of outbuildings, boundary walls, and other external elements that form part of the property.

One of the key advantages of the Level 3 survey is the inclusion of renovation cost guidance. For buyers considering properties in Bickenhall that may require modernisation or restoration, this information is invaluable for budgeting purposes. Our report provides indicative costs for addressing the defects identified, allowing you to understand the total cost of ownership beyond the purchase price. This is particularly relevant for properties in the Blackdown Hills, where restoration of historic buildings can involve significant investment.

• Structural walls and foundations
• Roof structure and covering
• Chimneys and flues
• Damp and timber condition
• Windows and doors
• Floors and ceilings
• Outbuildings and boundaries
• Services and utilities
• Renovation cost guidance