RICS Level 3 Building Survey Churchdown

Churchdown's housing stock reflects its evolution from a historic village into a thriving community between Gloucester and Cheltenham. The area features properties ranging from Victorian and Edwardian homes along traditional streets to contemporary zero-carbon houses in new developments. This variety means that each property type carries its own set of potential issues - older properties may suffer from aging foundations, damp penetration, or outdated electrical systems, while newer homes, despite modern building regulations, can still contain construction defects that only an expert eye would detect. The diverse nature of Churchdown's properties means that a one-size-fits-all survey approach simply does not work, which is why we recommend the comprehensive RICS Level 3 Survey for virtually all property purchases in this area.

The village has experienced significant growth in recent years, with major developments including the Newland Homes project offering 145 zero-carbon properties and the Ashberry at Pirton Fields development delivering hundreds of new homes. While these new builds benefit from modern construction techniques and energy-efficient features like air source heat pumps and solar panels, they still require professional inspection. Our surveyors check for issues common to new build properties, including snagging items, ventilation adequacy, and the correct installation of modern building systems. Properties at the Ashberry development, with their mix of one-bedroom apartments and two, three, and four-bedroom houses, each present different inspection priorities that our team addresses systematically.

Of particular note in Churchdown is the presence of sixteen listed buildings, including the Grade I Church of St Bartholomew and the Grade II* Caledonia Manor House. If you are considering purchasing a listed property, a RICS Level 3 Survey is essential to understand the specific maintenance obligations and potential structural issues that come with historic ownership. These properties often require specialist knowledge of traditional building materials and conservation requirements. Properties like Ye Olde House, Dunston Cottage, and the Old School House represent centuries of construction tradition, each with their own unique characteristics and potential defects that our surveyors know how to identify and assess accurately.

Churchdown's position near the M5 motorway also means that properties may be affected by noise and disturbance from traffic, particularly those close to the Cheltenham Road corridor. Additionally, the ongoing development activity in the area, including the proposed Richborough development on Brockworth Road which could bring up to 650 new plots, means that new purchasers should consider future building work in their decision-making. Our survey reports address these environmental factors, helping you understand not just the current condition of the property but also the context in which it sits.

Flood risk represents a significant consideration for anyone purchasing property in Churchdown, and our surveyors give this issue particular attention during every inspection. The village has a documented history of devastating flooding, most notably in 2007 when the village became completely cut off due to the severity of the water damage. More recently, surface water flooding in September 2024 affected properties in the Eastcott Way area, with at least four homes impacted by uncleared road gullies failing to cope with rainfall. These incidents demonstrate that flood risk is not merely a historical concern but an ongoing reality for Churchdown residents that must be factored into any property purchase decision.

Parts of Churchdown fall within Flood Zones 2 and 3a as defined by planning guidance, representing medium and high probability of river flooding respectively. A flood scheme is currently planned in Churchdown to divert surface water flows into a culvert, a £124,000 project intended to benefit up to 28 properties. Our surveyors specifically assess flood resilience measures during every inspection, examining the condition of drainage systems, any existing flood barriers or protections, and signs of previous water damage in walls, floors, and electrical installations. We provide practical recommendations for improving flood resilience, including appropriate drain maintenance, property-level flood protection measures, and guidance on discussing flood risk insurance with your mortgage provider.

When surveying properties in known flood risk areas, our inspectors pay particular attention to the ground floor construction, the condition of any existing sump pumps or water management systems, and the electrical infrastructure which poses safety risks if affected by flooding. We also examine the landscaping and topography around the property to understand how water flows across the site during heavy rainfall. For properties in lower flood risk areas, we still assess the drainage infrastructure and provide recommendations for maintenance that can prevent future problems, given that surface water flooding can affect any property in the village during extreme weather events.

The RICS Level 3 Survey report provides significantly more detail than a standard HomeBuyer Report, running to over twenty pages with numerous photographs and technical observations. Each section of the property is systematically examined and documented, with defects categorised by their severity using the RICS traffic light rating system. The report includes an Overall Opinion on the property's condition, specific ratings for different elements from Good to Poor, and clear guidance on what constitutes urgent repair work versus future maintenance requirements. This systematic approach ensures you receive a complete picture of the property's condition before you commit to the purchase.

For Churchdown properties, our reports specifically address local environmental factors that affect daily life in the village. Given the village's proximity to the M5 motorway and the ongoing development activity in the area with multiple major housing projects under construction, we assess noise and disturbance considerations for new-build neighbours. We also examine how properties have been affected by historical flooding and provide practical recommendations for flood resilience, including suitable drain clearance, property-level flood protection measures, and insurance considerations. This local knowledge proves invaluable for buyers who may not be familiar with Churchdown's specific challenges.

The report also provides valuable information for budgeting purposes, helping you plan for both immediate repair needs and future maintenance costs. By identifying defects early, you can factor repair costs into your purchasing decision, either by negotiating a price reduction with the seller or by planning your post-purchase renovation budget accordingly. For properties requiring significant work, this detailed knowledge proves invaluable in avoiding unexpected expenses after completion. Our reports include estimated costs for remedial works, though we always recommend obtaining quotes from qualified contractors before finalising any budget.

While new build properties benefit from construction to current building regulations, a RICS Level 3 Survey remains highly recommended to identify any defects that may not be apparent to the untrained eye. The major developments in Churchdown, including the Newland Homes zero-carbon project on Cheltenham Road East and the Ashberry at Pirton Fields development, construct hundreds of properties annually, and some defects can occur even with quality construction. Our surveyors check for common new build issues including inadequate ventilation, incorrect installation of modern building systems, and the snagging items that developers sometimes overlook.

The Newland Homes development specifically incorporates modern technology including solar PV panels and air source heat pumps, systems that require specialist inspection to ensure correct installation and operation. Our surveyors assess these energy systems as part of the overall property assessment, checking that they have been installed according to manufacturer specifications and building regulations. For properties at Ashberry at Pirton Fields, where phase two is currently under construction delivering 141 additional properties, we understand the specific construction methods and materials used by these developers.

A Level 3 Survey on a new build property also establishes a baseline condition of the property at the time of purchase, which proves invaluable if any disputes arise with the developer regarding defects discovered after completion. The detailed documentation we provide serves as evidence of the property's condition at the time of your purchase, protecting your interests as a homeowner. Given that some properties at these developments fall within the affordable housing quota, including shared ownership arrangements, having comprehensive survey information proves essential for understanding exactly what you are purchasing.