RICS Level 3 Building Survey in Keynsham BS31 2

A RICS Level 3 Building Survey provides an exhaustive examination of the property's visible and accessible elements. We assess the roof structure, chimneys, walls, floors, ceilings, doors, and windows, as well as the condition of damp-proof courses, insulation, and ventilation. The survey also includes a thorough evaluation of the building's services, including electrical, gas, and plumbing installations, identifying any items that do not meet current regulations or pose safety concerns.

In Keynsham's BS31 2 area, many properties are constructed from Bath Stone or local limestone, materials that require specialist knowledge to assess properly. We understand the unique characteristics of these traditional building materials and can identify issues specific to local construction methods, such as mortar deterioration in solid wall properties or stone erosion in older buildings. The survey report includes clear ratings for each element, from "good" to "urgent repair," helping you prioritise any remedial work.

Pre-1900 properties in Keynsham typically feature solid wall construction using local stone or brick, with timber floors and roofs that use lime mortars and renders. Properties built between 1900 and 1945 saw the emergence of cavity wall construction, though solid brick walls remained common. Post-1945 development brought predominantly cavity wall construction with brick or block and render, concrete tiled roofs, and suspended timber or concrete ground floors. Modern properties built after 1980 feature contemporary cavity wall construction with lightweight block inner leaves and brick or render outer finishes. Understanding these construction methods allows us to identify defects that are typical for each era.

Unlike a Level 2 HomeBuyer Report, the Level 3 survey is particularly suitable for older properties, listed buildings, properties of non-traditional construction, or homes that have been significantly altered. In Keynsham, where the housing stock includes numerous period properties dating back before 1919 alongside more modern developments, a Level 3 survey provides the detailed analysis necessary to understand potential issues that might otherwise remain hidden until significant repair costs arise.

• Roof structure and covering
• Walls, damp proofing and ventilation
• Floors, ceilings and joinery
• Chimneys and flues
• Services (gas, electric, plumbing)
• Outbuildings and boundaries

Based on our experience surveying properties throughout BS31 2, several issues recur frequently in the local housing stock. Dampness is particularly common in older properties with solid walls, where inadequate ventilation and the use of modern impervious paints can trap moisture and cause rising damp or condensation problems. Properties constructed from Bath Stone or limestone are especially susceptible to damp penetration through porous stonework, particularly in exposed positions or where mortar pointing has deteriorated. The solid wall construction common in pre-1900 properties lacks the cavity that modern walls have, making damp management particularly important.

Timber defects, including woodworm infestation and both wet and dry rot, are frequently identified in Keynsham's older properties. These issues often arise from long-term damp problems or inadequate sub-floor ventilation, conditions commonly found in period properties with suspended timber floors. We pay particular attention to these areas, as timber decay can significantly affect the structural integrity of a building if left untreated. Properties with long-established vegetation or trees nearby are also at increased risk of timber decay due to moisture retention in shaded areas.

Roofing problems are another common finding, particularly on properties with original slate or tile roofs that have exceeded their expected lifespan. Lead flashing deterioration, missing or damaged tiles, and gutter issues are regularly identified, especially on properties that have not been maintained to a high standard. Given Keynsham's location between Bristol and Bath, many properties have been subject to atmospheric pollution that can accelerate the deterioration of external materials. The proximity to major road routes and the former industrial areas contributes to this accelerated weathering.

Given the clay-rich soils underlying much of BS31 2 (from the Lias Group), properties may be susceptible to shrink-swell movement that can cause subsidence or heave. This is particularly relevant for properties with shallow foundations or those with trees and vegetation close to the building that can extract moisture from the soil. We look for signs of this type of movement, including cracking patterns that are characteristic of ground movement, doors and windows that stick or do not close properly, and visible signs of foundation distress.

• Rising damp and condensation
• Woodworm and timber rot
• Roof covering wear and tear
• Foundation movement and subsidence
• Cracking to walls and ceilings
• Outdated electrical systems