RICS Level 3 Building Survey in Burrington

The Herefordshire housing market has seen notable changes, with prices declining 14% over the last year and sitting 25% below the 2022 peak of £698,000. Despite this correction, properties in Burrington represent substantial investments that warrant thorough investigation before purchase. A RICS Level 3 Survey provides the detailed assessment needed to make an informed decision.

Herefordshire has one of the oldest housing stocks in the country, with 28% of properties built before 1919 compared to just 11% nationally. In Burrington village, this means many homes are period properties constructed using traditional methods that differ significantly from modern building techniques. These older properties often have unique defects that only experienced surveyors can properly identify.

Our inspectors understand the specific challenges of Herefordshire's older properties. The predominant building materials include rendered stone with ashlar dressings, dressed sandstone rubble, and timber frames with wattle and daub infill. Each of these materials behaves differently over time and requires specialist knowledge to assess accurately. We have inspected numerous properties throughout South Shropshire and Herefordshire, giving us firsthand experience with the common issues affecting homes in this area.

Properties in Burrington often sit on clay-rich soils that can cause subsidence issues as trees draw moisture from the ground. The underlying Red Sandstone geology of Herefordshire creates specific challenges for foundations, particularly for older properties with shallow footings. Our surveyors know to check for signs of movement, cracked walls, and doors that no longer close properly, all of which can indicate foundation problems.

A Level 3 Survey is strongly recommended if the property you're buying is over 70 years old, is a listed building, has been extended or altered significantly, or was built using non-standard construction methods. Given that 42% of homes in Herefordshire are detached properties with generous gardens, many houses in the Burrington area will have large trees nearby that can affect foundations through shrink-swell clay movement.

• Properties over 70 years old
• Period and historic homes
• Listed buildings
• Extended or altered properties
• Properties with non-standard construction

Properties in Burrington frequently exhibit defects common to older homes throughout Herefordshire. Dampness is one of the most prevalent issues, caused by failed damp-proof courses, poor ventilation, leaking roofs, or salt contamination. Our surveyors look for discoloured patches on walls, salts on plaster, and signs of deterioration that indicate moisture problems. In recent years, we have seen increased damp issues in period properties where energy efficiency improvements have reduced ventilation without considering the impact on traditional building breathability.

Structural movement is another significant concern in the area. Properties built on clay-rich soils, which underlie much of Herefordshire, can be affected by shrink-swell subsidence as trees and vegetation draw moisture from the ground. This causes the soil to contract and heave, putting stress on foundations and causing cracks in walls. Our inspectors carefully examine walls for cracking patterns, check whether doors and windows operate properly, and assess chimney stacks for signs of tilting or movement.

Timber decay affects many period properties, particularly those with exposed timber frames or original wooden floor structures. This decay is often linked to moisture ingress and inadequate ventilation, problems that have been exacerbated in recent years as homeowners have improved energy efficiency without considering the impact on traditional building breathability. We inspect all accessible timber elements, including floor joists, roof trusses, and junction details where timber meets stone or brick.

Roof and chimney deterioration is particularly common in Burrington given the age of many properties. Traditional plain clay tiles and fishscale tiles degrade over time, and mortar pointing in verges and ridges can fail, allowing water ingress. Chimney stacks, often constructed of rendered stone or brick, are vulnerable to frost damage and movement. Our surveyors physically access roof spaces where safe to do so and examine chimneys from ground level using binoculars.

• Rising damp and penetrating damp
• Structural cracks and movement
• Timber rot and woodworm
• Roof and chimney deterioration
• Condensation issues
• Failed pointing and mortar joints

Herefordshire's geography presents specific challenges for property owners that our surveyors assess during every inspection. The county's geology includes Red Sandstone deposits and clay-rich soils that can cause subsidence issues. Properties with older, shallow foundations in areas with large trees are particularly vulnerable to ground movement as tree roots draw moisture from the soil. This shrink-swell activity is a major geohazard that can cause significant structural damage over time.

Flood risk is another consideration for properties in the area. Herefordshire has significant areas prone to flooding from rivers, surface water, and groundwater. Climate change is projected to increase both the frequency and severity of flooding events, making it essential to understand any flood risk before purchasing property in Burrington. Our inspectors assess drainage systems, examine external ground levels, and check whether the property sits in a flood risk zone.

We also look for evidence of previous flooding that may not be immediately obvious but could indicate ongoing issues. This includes watermarks on walls, staining at lower levels, and the condition of drain covers and gullies. Properties in low-lying areas near watercourses require particular attention, and we will advise if a flood risk assessment is recommended.

The rural nature of Burrington means that many properties rely on private water supplies and septic tanks rather than mains connections. Our surveyors note the condition of these systems where visible and advise on potential maintenance or replacement costs. We can also recommend specialist inspections if required.

• Clay subsidence risk
• River and surface water flooding
• Drainage and soakaway condition
• Ground levels and topography
• Proximity to watercourses

Your RICS Level 3 Survey report provides a comprehensive assessment of the property's condition, going far beyond what you might find in a standard mortgage valuation. The report includes a detailed description of the property's construction and materials, an analysis of all visible defects, and an assessment of how these issues might develop over time. We use plain English throughout, avoiding technical jargon where possible.

Our inspectors categorise defects by their severity, distinguishing between urgent issues requiring immediate attention, significant defects that should be addressed soon, and minor matters that can be dealt with over time. This helps you prioritise repair work and budget accordingly after completing your purchase. Each defect description includes an explanation of the cause and potential consequences if left untreated.

For Burrington's older properties, we pay particular attention to the condition of traditional building elements. This includes assessing the state of lime mortar pointing, checking timber frames for signs of decay or beetle infestation, and evaluating the condition of stonework and render. We also identify any previous alterations that may have been carried out without appropriate consent, particularly for listed buildings where such work can have legal implications.

The report includes estimated repair costs where these can be reasonably assessed, helping you understand the financial implications of any issues found. We also provide maintenance recommendations to help you protect your investment going forward. For complex issues, we may recommend further specialist investigations, such as structural engineer assessments or damp and timber surveys by specialists.

• Detailed defect descriptions
• Severity ratings and priorities
• Estimated repair costs
• Maintenance recommendations
• Specialist referral advice