RICS Level 3 Building Survey in CB24

In Cottenham and Swavesey, you will find numerous listed buildings including the Grade I Church of All Saints in Cottenham and the Grade I Parish Church of St Andrew in Swavesey. Many older properties in these villages were built using traditional methods including Gault clay bricks (distinctive yellowy-grey bricks from local River Cam clay), clunch (soft limestone), and knapped flint. These materials require knowledgeable assessment as they can be susceptible to weathering, erosion, and structural movement over time. The CB24 area contains a notable concentration of listed buildings, with Grade II listed buildings making up the vast majority of residential listed properties, meaning any renovation work often requires careful planning consent.

Modern developments like Stirling Fields in Northstowe offer newer construction with different considerations. While these properties may be newer, they still require thorough inspection. Newer properties can have their own set of issues including snagging problems, inadequate foundations given local geology, and construction shortcuts. Recent investigations at the Darwin Green development in Cambridge revealed 84 homes requiring demolition due to insufficient foundations, highlighting the importance of professional assessment even for new-build properties. The Northstowe area continues to expand with developments from Keepmoat and Bovis Homes, offering 1-4 bedroom properties ranging from approximately £455,000 to £515,000.

The local geology presents specific structural concerns for CB24 property owners. Cambridgeshire sits on clay-rich soils that are highly susceptible to shrink-swell behaviour, where volume changes occur due to moisture fluctuations. This is particularly relevant given the area's underlying formations including the Kellaway and Oxford Clay, Gault Clay, and Chalk Group. East Cambridgeshire, which includes parts of CB24, is rated as having higher-than-average subsidence risk compared to the UK average. Large trees, especially oaks common in the area, can contribute to root-induced clay shrinkage, leading to foundation movement and structural damage. Our inspectors pay particular attention to signs of this type of movement in properties throughout the CB24 area.

• Structural movement and subsidence risk
• Damp and condensation in older properties
• Roof damage and flat roof issues
• Drainage and flooding concerns
• Conservation area planning constraints
• Listed building compliance requirements

Traditional buildings in the CB24 villages showcase the distinctive construction methods that have shaped this part of Cambridgeshire for centuries. Due to a scarcity of good native stone and limited woodland, clay bricks became the favoured building material in Cambridgeshire villages. The Gault clay found around the River Cam produced the distinctive "washed out yellowy-grey bricks" that define much of Cambridge's architectural character and extend into the surrounding CB24 villages. Properties in Cottenham, Swavesey, and Willingham frequently feature these characteristic bricks alongside other traditional materials including plastered timber-frame constructions with weatherboard or roughcast render on laths, clunch (a soft limestone), clay bat, and knapped flint. Farm buildings in the area often feature the distinctive black-tarred weatherboarding that marks Cambridgeshire's agricultural heritage.

The age distribution of housing in CB24 reflects this historical building pattern. In Cambridge overall, over 30% of properties were built before 1919, with many of these older properties extending into the CB24 villages. Willingham shows approximately 50% detached properties, 25% semi-detached, 18% terraced, and 6% flats, while Cottenham demonstrates a high dependence on detached and semi-detached properties at 72%, with 21% terraced and just 4% flats. Histon and Impington notably have proportionally more four-bedroom properties compared to the national average, reflecting the area's popularity with families seeking larger homes.

Georgian and Victorian influences also appear throughout the CB24 area. Georgian properties, particularly in the larger village houses, are noted for their grandeur, high ceilings, and potential for basements and rear extensions. Late Victorian and Edwardian houses often show influences from the Arts and Crafts movement with features like pebble-dashed walls and mock timber gables, while Queen Anne style influences bring Dutch or Flemish gables, red brick, and painted white woodwork to some properties. Understanding these construction methods is essential for identifying potential defects, and our inspectors bring detailed knowledge of each type to every survey we undertake.

Properties in the CB24 area face several specific challenges that our inspectors are trained to identify. The shrink-swell clay soil risk is perhaps the most significant structural concern. During hot, dry summers, clay soils lose moisture and contract, potentially causing foundations to settle unevenly. Conversely, during wetter winters, the clay expands and can cause heave. This cyclical movement can result in diagonal cracking (typically wider than 3mm), sticking doors and windows, and wallpaper tearing. Our inspectors look carefully for these signs throughout the property, paying particular attention to properties with large trees in the garden, as oak trees are particularly associated with root-induced clay shrinkage in the Cambridgeshire area.

Flood risk is another important consideration for CB24 property buyers. Cambridgeshire faces increasing flooding challenges due to climate change and urbanisation. While Cambridge currently has dam protection from ocean storm surges, projections suggest a 1% chance of storm surge flooding reaching the city by 2045. Surface water flooding is already an issue, with Girton (geographically close to CB24) identified as having higher susceptibility. Properties in low-lying areas near the River Cam or drainage channels should be particularly carefully assessed. Our inspectors check drainage arrangements, look for signs of previous flooding, and assess the property's position relative to known flood risk areas.

Many CB24 villages have historic housing stock requiring special attention. The distinctive Gault clay bricks used in Cambridge and surrounding areas, while durable, can suffer from frost damage, salt efflorescence, and mortar deterioration over time. Timber-frame properties with rendered finishes (often found in older cottages) may have hidden rot or structural insect damage. Our detailed survey methodology includes probing and testing where appropriate to assess the condition of these traditional building elements. We also check for common defects including inadequate ventilation (particularly relevant where modern energy efficiency measures have reduced natural airflow), roof damage from the region sometimes severe weather, and issues with modern uPVC windows and doors that can be fitted incorrectly.

The local economy also influences the property market in CB24. With employers like Hologic in Milton (a medical technology company), the area attracts professionals seeking good transport links to Cambridge while living in more affordable village locations. This demand, combined with the limited supply of period properties in conservation areas, means that properties in villages like Histon and Impington command premium prices. Our surveyors understand that buying in these sought-after villages is a significant investment, and our detailed reports help ensure you know exactly what you are purchasing before committing your funds.