RICS Level 3 Building Survey Broadway

Broadway presents a unique challenge for property purchasers due to its wealth of historic buildings. The village features numerous 16th-century constructions, with some properties containing medieval remains dating back to the 14th century. Court Farm, for example, has documented 14th-century elements, while many buildings along the High Street form part of the designated Conservation Area. This concentration of historic properties means that a detailed RICS Level 3 Survey is often essential to understand the true condition of these Cotswold limestone buildings. The village's character appraisal was due for update in January 2025, reflecting the ongoing importance of preserving its historic fabric.

The predominant construction materials in Broadway consist of honey-coloured Cotswold oolitic limestone, with stone slates covering most roofs. Buildings from the 16th century and earlier would originally have had thatched roofs, though many have since been re-roofed with stone slates. Some properties also incorporate brick, timber, and thatch in Tudoresque styles. Our inspectors are familiar with these traditional construction methods and can identify defects that are common to period properties, including structural movement, damp penetration, and deterioration of lime-based mortars. The local geology beneath Fish Hill on the western Cotswold escarpment contributes to specific ground conditions that affect foundations and drainage.

The village has experienced significant flooding events in 2007 and 2012, with a £4.1 million flood risk management scheme completed in 2018 to protect 272 homes and businesses. Properties in areas such as Childswickham Road remain at risk from Bunches Brook flooding, which is a designated Flood Warning Area. The flood storage area in an 18-acre field can hold up to 135,000 cubic metres of water, providing substantial protection, but residual flood risk remains for properties near watercourses. A Level 3 survey includes assessment of flood damage and water ingress issues, which is particularly relevant for Broadway properties located near Bunches Brook or the Badsey Brook that flows past the western edge of the village.

Broadway's status as a conservation area and the high proportion of listed buildings means that alterations carried out over centuries may have compromised structural integrity in some cases. Properties in the conservation area are subject to specific planning policies under Wychavon District Council and the Broadway Neighbourhood Plan. Our Level 3 survey identifies not only structural defects but also issues that may require Listed Building Consent for repairs, helping you understand the responsibilities that come with owning a historic property in this special Cotswold village.

• Pre-1900 period properties
• Listed buildings in conservation area
• Cotswold limestone construction
• Properties near flood risk areas
• Large detached homes
• Extended or altered properties

Properties in Broadway face several specific issues that our Level 3 surveys identify. The age of many buildings means damp penetration is a common concern, particularly in properties with solid walls rather than modern cavity wall construction. Rising damp and penetrating damp can affect Cotswold limestone buildings where the original lime mortar has deteriorated or where render has failed. Our inspectors use moisture meters and thermal imaging where appropriate to assess the extent of damp issues and identify their likely causes, whether from failed damp proof courses, bridging of mortar beds, or condensation from modern living patterns.

Roof problems frequently appear in our Broadway surveys. While stone slates are durable, older roofs may have slipped tiles, damaged verges, or deteriorated lead flashing around chimneys. Properties that retain thatched elements require specialist assessment, as these roofs have different maintenance requirements and fire safety considerations. Our inspectors examine all roof spaces accessible from within the property, checking the condition of rafters, purlins, and any original timber frames that may show signs of woodworm or rot. The steep pitches common to Cotswold roofs can also present access challenges that our experienced surveyors are equipped to handle safely.

Structural issues in pre-1900 properties often include settlement cracks, movement in load-bearing walls, and deterioration of traditional timber frames. Given that Broadway has a significant proportion of listed buildings and properties within the Conservation Area, alterations carried out over centuries may have compromised structural integrity in some cases. Our Level 3 survey identifies these issues and assesses their severity, distinguishing between cosmetic settlement cracks that are normal in age properties and structural movement that requires immediate attention. We also check for evidence of previous structural repairs, which may have used inappropriate modern materials that are causing ongoing problems.

Drainage and guttering defects are particularly important in Broadway due to the village's flooding history. Our inspectors examine rainwater goods, underground drainage, and the gradient of ground around the property to assess whether surface water is being properly directed away from the building. Failed or inadequate drainage can lead to water pooling against foundations, which in clay soils can cause subsidence or heave. We also check for evidence of previous flooding, such as water marks on walls or warped skirting boards, which may indicate that a property has been affected by flood events in the past.

• Damp and condensation issues
• Roof tile slippage and deterioration
• Structural movement and cracking
• Timber decay and woodworm
• Chimney condition and flashing
• Drainage and guttering defects