RICS Level 3 Building Survey in Chickerell

A RICS Level 3 Building Survey, also known as a full structural survey, is the most comprehensive inspection available. Our inspectors examine all accessible areas of the property, including the roof space, sub-floor areas, walls, floors, windows, and doors. We assess the condition of the building's structure, identifying defects, their cause, and their severity. The report includes photographic evidence of any issues found and provides clear recommendations for further investigation or repairs.

For Chickerell properties, our surveyors pay particular attention to local risk factors. The area sits on Oxford Clay beds, which are prone to shrink-swell behaviour that can cause foundation movement. We check for signs of subsidence or structural stress that may relate to the clay subsoil, looking for diagonal wall cracks, sticking doors and windows, and gaps between walls and floors. We also assess the flood risk that affects certain areas of Chickerell, particularly around Putton Lane and Floods Yard, examining drainage, ground levels, and the property's resilience to water ingress. Given the area's proximity to the coast and the medium risk of groundwater flooding, we specifically look for signs of past water damage and assess whether appropriate drainage measures are in place.

The survey also includes a visual inspection of electrical and gas installations, though we always recommend separate professional certifications for these services. Our inspectors will note the condition of chimneys and flues, which is particularly important in older properties with original fireplaces. We examine outbuildings, garages, and boundary walls, providing you with a complete picture of the property's overall condition. For properties in the conservation area, we pay attention to any alterations that may require listed building consent or that have compromised the building's historic character.

• Structural walls and foundations
• Roof construction and covering
• Dampness and timber condition
• Windows, doors, and joinery
• Chimneys and flues
• Garages and outbuildings
• Drainage and gutters
• Electrical and gas (visual inspection)

Older properties in Chickerell, particularly those built before 1919, benefit greatly from a Level 3 survey. These traditional buildings often have solid walls, lime mortar pointing, and original features that require specialist assessment. Our inspectors understand how these buildings behave differently from modern construction and can identify issues that a less detailed survey might miss. Many period properties in the conservation area have been subject to alterations over the decades, and we carefully assess whether these changes have compromised the building's structural integrity or its heritage value. Properties with traditional timber-framed construction or exposed stone walls particularly benefit from our detailed inspection approach.

The conservation area contains several listed buildings, including St Mary's Church (Grade II*), Stonebank (Grade II), and Montevideo House (Grade II). If you're considering purchasing a listed property, a comprehensive Level 3 survey is essential to understand any restrictions on alterations and the condition of historic features. Listed building consent is required for most modifications, and our survey can identify areas where previous owners may have carried out unapproved works that could create legal complications. The Chickerell Neighbourhood Plan, adopted in June 2021, adds additional planning constraints to protect the area's unique character.

Properties in the new developments like Chesil Reach and Grey's Field, while modern, still benefit from a thorough inspection to identify any construction defects or building regulation compliance issues. We regularly inspect new-build properties in these CG Fry & Son developments, identifying snagging issues such as poorly fitted windows, inadequate ventilation, or defects in plumbing and electrical installations. Even brand-new properties can have significant issues that builders should rectify before completion. The Boardman Fields development by Nord Homes also requires careful inspection to ensure the bungalows and houses meet expected standards.

• Pre-1919 period properties
• Listed buildings
• Properties in the conservation area
• Large detached homes
• Properties with non-standard construction
• Heavily altered or extended properties
• New-build properties in recent developments

Our experience surveying properties throughout Chickerell has revealed several recurring defect patterns that buyers should be aware of. Dampness is one of the most common issues, particularly in period properties where original solid walls meet modern sealed windows and reduced ventilation. Signs include discoloured patches on walls, salts on plaster, and deteriorated plasterwork. We often find that previous owners have applied cement-based renders or tanking to older walls, which can trap moisture and cause severe damp problems. Our surveyors are trained to identify these issues and recommend appropriate remediation using breathable materials.

Structural movement is another significant concern in Chickerell due to the underlying Oxford Clay. While slight cracking can be benign, more serious movement manifests as diagonal cracks widening at the top of walls, tilting chimney stacks, or gaps where walls meet floors. We examine foundations carefully, looking for signs of past movement that may have stabilised or could be ongoing. Properties with mature trees near the building are particularly vulnerable, as tree roots can extract moisture from the clay, causing it to shrink and foundations to settle. In some cases, we recommend monitoring crack movement over several months before proceeding with expensive repairs.

Roof defects are frequently identified in our surveys, with loose ridge and hip tiles, flat roof deterioration, and issues with sloping valleys being common findings. In older properties, original clay tile roofs may have reached the end of their lifespan, with tiles becoming brittle or slipping. Flat roofs, often found on extensions and garage conversions, are particularly prone to leaks and ponding water. Our inspection includes a close examination of all roof surfaces, chimneys, and valleys, with particular attention to flashings and abutments where water ingress commonly occurs.