RICS Level 3 Building Survey in Childrey

Childrey's position on the Berkshire Downs escarpment creates specific geological conditions that affect properties here. The village sits at a spring line location, with chalk geology at higher points and potentially clay-rich soils in lower areas. This combination presents challenges for foundations, particularly during periods of drought when clay soils contract or during wet seasons when they expand. The presence of chalk also means that ground conditions can change significantly across very short distances, which is why our inspectors take multiple readings where accessible.

The clay soils present in parts of Childrey and throughout the wider Vale of White Horse mean properties face potential shrink-swell movement, especially during increasingly variable British weather patterns. Our inspectors are trained to identify signs of this movement, including cracking patterns, door and window sticking, and gaps where walls meet floors or ceilings. We assess both the visible symptoms and underlying causes to give you a complete picture of any structural concerns. Given the projected increase in extreme weather events due to climate change, this is an increasingly important assessment for buyers in the area.

Flood risk also features in Childrey's property considerations. The village has experienced flood alerts, indicating vulnerability to surface water and groundwater flooding, particularly during periods of heavy rainfall when water runs off the chalk hills. Our surveyors examine drainage systems, ground levels, and proximity to watercourses to assess this risk factor comprehensively. We also check the condition of soakaways and whether existing drainage is adequate for the property size.

The local geology also includes Childrey Quarry, designated as a Local Geological Site, which indicates the complex geological past of this area. Properties built on or near former quarry workings may have additional structural considerations that our surveyors can identify during inspection.

• Spring line geology
• Clay shrink-swell risk
• Flood vulnerability
• Listed building constraints
• Conservation area requirements
• Period property maintenance needs

Given the age and character of much of Childrey's housing stock, certain defects appear more frequently in our surveys. Dampness and moisture issues are particularly common in period properties with traditional construction. These can arise from rising damp, penetrating damp due to damaged pointing or flashing, or condensation problems caused by inadequate ventilation, especially where modern improvements have been made without considering the building's breathing properties. We frequently find that modern double-glazing installed in older properties without adequate background ventilation can trap moisture inside, leading to condensation and mold growth.

Faulty or aging roofing is another frequent finding. Many period cottages feature original clay plain tiles or even thatch, which require specialist knowledge to assess properly. We inspect for broken or slipped tiles, damaged flashing, inadequate insulation, and signs of past or current leaks. Roof structure issues can lead to significant repair costs if not identified early, and with the age of many properties in Childrey, roof deterioration is a common concern that our surveyors examine carefully.

Structural movement, often manifested as cracking in walls, requires careful assessment. While hairline cracks from normal settlement are common in older buildings, wider cracks or specific patterns can indicate more serious foundation movement or subsidence. Given the clay soils present in parts of Childrey and the wider Vale of White Horse, our surveyors pay particular attention to this risk, examining walls both internally and externally and noting any patterns that might suggest progressive movement rather than static settlement.

Timber decay is another significant concern in older Childrey properties, where exposed timber frames and traditional carpentry are common. Our inspectors check for signs of woodworm, wet rot, and dry rot, particularly in areas exposed to moisture or where ventilation is poor. We also examine any exposed timber in floor structures, roof frames, and external walls, making sure to identify any areas where timber is at risk from damp conditions.

• Damp and condensation problems
• Roof defects and deterioration
• Wall and ceiling cracks
• Structural movement
• Timber decay
• Defective gutters and drainage
• Hazardous materials (asbestos, lead paint)

While Childrey is renowned for its historic properties, the village also includes newer developments that require specific survey considerations. Dropshort Farm, a recent development by Belmark Homes, features four new homes designed to blend with the village character, taking cues from ancient tithe barns. These properties incorporate modern building techniques including Mitsubishi air source heat pumps and high-specification insulation, representing the newer construction methods now common in the area.

Our surveyors assess new build properties for potential defects that may not be immediately apparent. Even recently constructed homes can have issues with construction quality, material defects, or design problems. We check that windows and doors operate correctly, that insulation is properly installed, and that drainage systems function as intended. For new builds, our survey can identify snagging issues before you move in, which can save you significant money and hassle in the long run. We have surveyed new builds across Oxfordshire and understand the common issues that arise with modern construction methods.

Modern barn conversions like those in Parsonage Barns in Frouds Close present their own unique challenges. These properties often combine traditional converted elements with modern extensions and fittings, blending old and new construction in ways that require careful inspection. Our Level 3 Survey examines both the original barn structure and any modern additions to ensure all work has been carried out to proper standards, checking the quality of conversion work and any subsequent alterations.

Even new builds in the surrounding area such as those in Grove and Wantage, where significant housing development is planned with nearly 5,000 new homes by 2029, can benefit from our thorough assessment. Whether you are buying a brand new property or one of the barn conversions in Childrey itself, our detailed survey ensures you understand exactly what you are purchasing and can budget appropriately for any remedial works that may be needed.

• Dropshort Farm new builds
• Parsonage Barns conversions
• Modern barn conversions
• Extensions to period properties