The most thorough survey available - ideal for older properties, unusual construction, or when you need detailed structural insight
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Purchasing a property is one of the biggest financial decisions you will ever make, and in a village like Brockworth with its mix of modern developments and older character homes, getting a comprehensive understanding of the property's condition is essential. Our RICS Level 3 Survey is the most detailed inspection option available, providing you with a thorough assessment of the property's structure, condition, and any potential issues that could affect its value or require future investment.
In Brockworth, where property prices average around £322,000 and detached homes regularly exceed £450,000, the cost of an undetected structural problem or significant defect can run into tens of thousands of pounds. Our inspectors in the Brockworth area bring local knowledge of the specific construction types found in this part of Gloucestershire, from the newer homes at Perrybrook and Coopers Edge through to the post-war semis and older properties that give the village its character.
Brockworth has seen substantial growth over the past two decades, with the population now exceeding 11,000 residents across approximately 4,500 to 5,000 households. This expansion has transformed the village, yet many properties remain from earlier periods of development, creating a diverse housing stock that requires careful assessment. Whether you are considering a modern new-build at Perrybrook or an older property with original features, our detailed survey approach ensures you understand exactly what you are purchasing.
The village sits within Tewkesbury Borough Council's planning jurisdiction, and our inspectors understand how local building regulations and planning constraints may affect properties here. From energy efficiency considerations in period homes to the specific construction methods used by Bovis Homes at Perrybrook and Persimmon Homes at Coopers Edge, we bring comprehensive local knowledge to every inspection we undertake in Brockworth.
£322,094
Average House Price
£450,867
Detached Properties
£296,094
Semi-Detached Properties
£246,800
Terraced Properties
£178,000
Flats
100
Total Sales (12 months)
The RICS Level 3 Survey, sometimes called a Building Survey or Full Structural Survey, goes far beyond the basic visual inspection offered by other survey types. Our inspectors examine every accessible element of the property in detail, from the foundations and walls through to the roof structure, damp proof courses, and insulation. We open up accessible areas where necessary to get a proper view of the construction, and we assess the condition of services such as plumbing and electrics where visible. This hands-on approach means we can identify defects that might be hidden from a casual inspection, providing you with a truly comprehensive understanding of the property's condition.
For Brockworth properties, this comprehensive approach is particularly valuable given the variety of construction types in the area. The post-war homes built between 1945 and 1980 may have original electrical wiring and plumbing that needs careful assessment, while the newer properties at developments like Perrybrook and Coopers Edge, built by Bovis Homes and Persimmon Homes respectively, may have their own set of issues arising from modern construction methods and the pace of development. Many of these newer properties use timber frame construction with brick or rendered finishes, which requires specific expertise to assess properly.
The detailed report we provide goes beyond simply listing defects. Our surveyors explain the cause of each issue, assess its significance for the property's structural integrity and market value, and provide clear recommendations for remedial action. This means you can enter negotiations with a clear understanding of what you are buying and what investment may be needed both now and in the future. For properties in Brockworth, where the underlying clay geology creates specific challenges, this detailed analysis is particularly valuable.
We assess a wide range of building elements during our inspection, including foundations and substructure, load-bearing walls and partitions, floor structures, roof framing and covering, damp proof courses and membranes, windows and doors, chimneys and flues, and any extensions or alterations. Each element receives detailed examination and reporting, ensuring nothing significant is overlooked.
Source: Rightmove 2024
Choose your property and select the RICS Level 3 Survey option on our website or give us a call directly. We'll ask for the property address, its approximate age, construction type, and any specific concerns you may have noticed during viewings. This information helps us prepare for the inspection and ensures our surveyor has the relevant background knowledge before visiting the property.
One of our qualified RICS surveyors will visit the property at a convenient time that suits you. They will conduct a thorough, room-by-room inspection of all accessible areas, including the roof space, under-floor voids, and any outbuildings. Our surveyor will examine the exterior of the property at close quarters, check walls for signs of movement or cracking, and assess the condition of the foundations where visible. For properties in Brockworth, particular attention is paid to signs of clay-related subsidence given the local geology.
Within 3-5 working days of the inspection, you'll receive a comprehensive RICS Level 3 Survey report. This includes clear ratings for each element, detailed photographs of any defects found, and practical recommendations for addressing identified issues. The report is written in plain English, making it easy to understand the condition of the property and the implications of any defects discovered during the inspection.
If the property is over 50 years old, has been significantly altered, shows any signs of structural movement, or is of non-standard construction, a RICS Level 3 Survey is strongly recommended. Given Brockworth's mix of property ages and the underlying clay geology that can cause subsidence issues, a Level 3 Survey provides the detailed insight you need when investing in a property in this area. Properties near the Horsbere Brook in lower-lying parts of the village also warrant careful assessment for surface water flooding risk, and our inspectors are experienced in identifying signs of past flood damage or water ingress that might not be apparent to buyers.
Brockworth sits on the edge of the Cotswolds, and the local geology presents specific challenges that our inspectors are familiar with. The underlying Jurassic limestones and clays, particularly the Gault Clay and Oxford Clay formations, create a moderate to high shrink-swell clay risk across much of the village. This means properties in the area can be susceptible to ground movement, especially where mature trees are present near foundations. The clay expands when wet and contracts during dry periods, putting stress on foundations and potentially causing structural movement over time.
Our inspectors pay particular attention to signs of subsidence or movement in Brockworth properties, checking for cracks in walls (both internal and external), doors and windows that stick or do not close properly, and any evidence of past remedial work to the foundations. We look for characteristic crack patterns that indicate clay-related movement, such as diagonal cracks extending from corners of windows and doors. Where we identify concerns, we will recommend appropriate further investigation or monitoring to establish the extent of any movement and its implications for the property.
Properties near the Horsbere Brook in lower-lying parts of the village also warrant careful assessment for surface water flooding risk. While Brockworth is not located on a major river, the brook and local topography can create areas where surface water accumulates during heavy rainfall. Our inspectors note the general situation of the property in relation to local watercourses and will report any visible signs of past flood damage, water staining, or dampness that might indicate a problem. Properties in identified flood risk areas may have a history of flood damage, which would require detailed investigation of any remedial works and ongoing protection measures.
The age of housing stock in Brockworth also influences the survey approach. With approximately 40-50% of properties built since 1980 (including those at Perrybrook and Coopers Edge), 30-40% from the post-war period between 1945 and 1980, and the remaining 10-20% being older properties from before 1945, our inspectors tailor their assessment to the specific construction methods and common defects associated with each era. Post-war properties often have original electrical wiring and plumbing that requires careful assessment, while older period properties may have dampness issues, timber defects, and deterioration of original features.
Our inspectors working in Brockworth understand the specific characteristics of the housing stock in this area. They know that many properties here are built with brick, often red brick, and feature pitched roofs with concrete tiles or slate. Cavity wall construction is common for properties built from the 1920s onwards, while some of the newer developments incorporate timber frame construction methods. Render is frequently used as an external finish, sometimes over brick or blockwork, and our inspectors are familiar with the typical issues that can affect rendered properties in this part of Gloucestershire.
They are familiar with the typical defects found in the post-war properties that make up a significant portion of the village's housing. These homes, built between 1945 and 1980, often have original electrical wiring that may not meet current standards, plumbing that has reached the end of its serviceable life, and insulation that falls well below modern requirements. Roofs on these properties may show signs of wear and tear, and external render can deteriorate over time. Our detailed inspection approach ensures these issues are identified and reported accurately.
At Perrybrook, where Bovis Homes (now part of Vistry Group) has built a substantial development of 2, 3, 4, and 5-bedroom homes, our inspectors are aware that rapid construction can sometimes lead to issues such as minor settlement cracks, ventilation problems causing condensation, or defects in fixtures and fittings. Properties in this development, with prices ranging from £290,000 to over £500,000, represent significant investments, and our surveyors provide the detailed assessment needed to protect these purchases. The development occupies the GL3 4BA postcode area and has become one of the most active parts of the Brockworth property market.
Similarly, at the Coopers Edge development by Persimmon Homes, the mix of timber frame construction with brick and rendered finishes requires specific expertise to assess properly. This development in the GL3 4FL postcode area offers homes ranging from approximately £250,000 to £450,000, and while generally built to modern standards, our inspectors have identified issues including minor structural movement, roof tiling defects, and snagging items that benefit from professional identification. Our Level 3 Survey provides the thorough assessment that these newer properties deserve.
The village also has older properties dating from before 1919, particularly some historic farmhouses and period properties on the periphery. These older buildings can present challenges including dampness (both rising and penetrating), timber decay affecting floors and structural elements, older roofing issues, and deterioration of original features. Our detailed survey approach is ideally suited to these properties, providing you with the information needed to make an informed decision or negotiate an appropriate price reflecting the condition. Properties of this age may also be affected by planning constraints administered by Tewkesbury Borough Council, and our surveyors can advise on any implications for alterations or extensions.
A Level 3 Survey provides a much more detailed inspection and analysis than the Level 2 HomeBuyer Report. While a Level 2 gives a visual overview with condition ratings using a traffic light system, the Level 3 goes deeper into the fabric of the building. Our inspectors examine the condition of each element in detail, explain the cause and significance of any defects found, and provide specific advice on repairs and maintenance. The Level 3 Survey is the appropriate choice for older properties in Brockworth (particularly those built before 1945), those with visible defects, or any property where you need a comprehensive understanding of its structural condition before committing to purchase.
For a typical 3-bedroom semi-detached property in Brockworth, our RICS Level 3 Survey costs from £600 to £900. Larger 4-bedroom detached properties, particularly those at the higher end of the market in areas like Perrybrook or other premium locations, typically cost from £800 to £1,200 or more. The exact price depends on the property size, age, and complexity of construction. Newer properties at Coopers Edge or Perrybrook may be at the lower end of this range, while older period properties requiring more detailed assessment may be priced accordingly.
While new build properties are generally in good condition, a Level 3 Survey can still be valuable, particularly for newly constructed homes at developments like Perrybrook and Coopers Edge. Our inspectors can identify any defects or unfinished work that may not be apparent to the untrained eye, and the detailed report provides useful documentation for any snagging issues that need to be addressed with the developer. Properties built by Bovis Homes and Persimmon Homes have been constructed quickly, and our surveyors are familiar with the common issues that can arise in these new-build developments. The detailed report gives you and a professional record of the property's condition at the time of purchase.
Yes, our inspectors are aware of the geological conditions in the Brockworth area and will assess the property for signs of movement or subsidence related to clay shrinkage. They will examine the foundations carefully, looking for characteristic crack patterns that indicate clay-related movement, and check for doors and windows that stick or do not close properly. Our surveyors assess the proximity of trees or vegetation that could exacerbate clay movement by extracting moisture from the soil. Where appropriate, we will recommend further investigation by a structural engineer or monitoring over a period of months to establish whether movement is active and to what extent remedial works may be required.
While a Level 3 Survey is not a specific flood risk assessment, our inspectors will note any visible signs of past flood damage, dampness issues, or water staining that might indicate a problem. They will also assess the general situation of the property in relation to the local topography and watercourses such as the Horsbere Brook. Properties in lower-lying parts of Brockworth near watercourses may have a slightly elevated flood risk, and our surveyors will report on any evidence of past flooding or water damage that could affect your decision. For specific flood risk information, separate environmental searches are recommended in addition to the building survey.
The inspection itself typically takes between 2 and 4 hours depending on the size and complexity of the property. A larger detached property at Perrybrook or Coopers Edge will take longer to inspect than a small terraced house in the older part of the village. Our inspectors examine every accessible area thoroughly, which takes time but ensures nothing significant is overlooked. You will receive your detailed report within 3 to 5 working days of the inspection, delivered electronically for convenience with hard copies available on request.
Different property ages in Brockworth present different common defects. Post-war properties (1945-1980) often have original electrical wiring that may not meet current regulations, older plumbing that could be nearing the end of its serviceable life, and insulation that falls below modern standards. Modern properties (post-1980) at Perrybrook and Coopers Edge may have minor settlement cracks from rapid construction, ventilation issues leading to condensation, or defects in fixtures and fittings. Older properties (pre-1945) can suffer from dampness, timber decay, roofing problems, and deterioration of original features. Given the clay geology underlying much of Brockworth, our inspectors also pay particular attention to any signs of foundation movement or subsidence across all property types.
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The most thorough survey available - ideal for older properties, unusual construction, or when you need detailed structural insight
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Homemove is a trading name of HM Haus Group Ltd (Company No. 13873779, registered in England & Wales). Homemove Mortgages Ltd (Company No. 15947693) is an Appointed Representative of TMG Direct Limited, trading as TMG Mortgage Network, which is authorised and regulated by the Financial Conduct Authority (FRN 786245). Homemove Mortgages Ltd is entered on the FCA Register as an Appointed Representative (FRN 1022429). You can check registrations at NewRegister or by calling 0800 111 6768.
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