RICS Level 3 Building Survey in Coombe Keynes

Our inspectors conduct a meticulous visual inspection of all accessible areas of the property. This includes the roof covering and structure, chimney stacks, parapet walls, flashings, and flat roof sections. We examine external walls, windows, doors, and joinery, checking for signs of dampness, cracking, or structural movement that could indicate underlying issues requiring attention. In Coombe Keynes, where many properties feature traditional roofing materials including thatch on older cottages, our surveyors pay particular attention to the condition of roof coverings and the integrity of any thatching or slate work.

Inside the property, we assess the condition of internal walls, floors, ceilings, and staircases. Our survey covers the condition of damp-proof courses, ventilation provisions, and the effectiveness of any existing damp remediation. We inspect the condition of services such as plumbing, heating, and electrical installations, noting any obvious defects or safety concerns that require professional attention. Many homes in Coombe Keynes have older plumbing systems that may require updating, and we identify any concerns that should be addressed by qualified tradespeople.

For properties in Coombe Keynes, particularly older cottages that are common in this Dorset village, we pay special attention to traditional construction methods. Many properties in the area feature solid walls rather than cavity walls, which require different considerations for insulation and moisture management. Our surveyors understand these local construction variations and provide appropriate advice. Properties like Cuckoo Nod Cottage demonstrate the traditional building methods common in the area, with solid stone or brick walls that need specific assessment approaches.

The Level 3 survey also assesses any outbuildings, garages, and the general condition of boundaries. We identify any trees close to the property that might affect foundations, and we note any potential risks from nearby watercourses or the characteristic Dorset clay soils that can cause subsidence issues. In this area, the clay soil conditions can lead to foundation movement, particularly during dry periods, and our surveyors know exactly what signs to look for when assessing properties in Coombe Keynes.

• Roof structure and covering
• Chimneys and parapet walls
• Walls, windows, and doors
• Floors, ceilings, and staircases
• Damp and timber assessment
• Services and utilities
• Outbuildings and boundaries
• Grounds and drainage

Your survey report follows the RICS format, providing a clear assessment of the property's overall condition with specific ratings for each element inspected. The report identifies any defects found, explains their cause, and advises on the necessary action. Each section receives a rating ranging from "satisfactory" to "requires urgent attention," allowing you to quickly identify the most critical issues. This systematic approach ensures that nothing is overlooked and you have a complete picture of the property's condition.

For properties in Coombe Keynes, our reports commonly highlight issues related to the age and construction type of properties in the area. Many homes here were built using traditional methods, with solid brick or stone walls that may lack modern cavity insulation. We assess the condition of any existing insulation and advise on improvement options that won't compromise the building fabric. Properties with solid walls require different consideration for energy efficiency improvements, and we provide practical guidance on options that preserve the character of the building while improving thermal performance.

The report includes a section on legal considerations that flag any issues requiring further investigation by your solicitor. This might include outstanding building regulations approvals for extensions or alterations, rights of way affecting the property, or other matters that may impact your ownership. We work closely with local solicitors who handle property transactions in the Coombe Keynes area, and we can recommend conveyancing specialists familiar with local property issues if needed.

Our surveyors also provide practical advice on maintenance and renovation opportunities. Many properties in this Dorset village have character features that could be preserved or enhanced, and we highlight these possibilities alongside any conservation considerations, particularly for properties in or near protected areas. We understand that buyers often want to renovate or extend their properties, and we can advise on what is feasible given the property's construction and condition.

Based on our experience surveying properties in Coombe Keynes and the wider Purbeck area, we've identified several issues that frequently appear in our reports. The characteristic Dorset clay soil beneath many properties in this area can cause foundation movement, particularly during periods of drought or heavy rainfall. Our surveyors are trained to identify the signs of subsidence or foundation issues, including cracking patterns in walls, doors that don't close properly, and uneven floor levels.

Many properties in Coombe Keynes feature traditional thatched roofs, which require specialist maintenance and carry their own set of potential issues. Thatch can harbour wildlife, retain moisture, and deteriorate over time if not properly maintained. Our surveyors assess the condition of thatched roofs and identify any repairs that may be needed, while also checking for compliance with building regulations if the property has been re-thatched recently.

Damp is a common concern in older properties with solid walls, particularly in the ground floor rooms and basements. In properties without proper damp-proof courses or with compromised existing damp proofing, moisture can rise through the walls causing damage to plasterwork and timber. We thoroughly inspect for signs of damp and assess the effectiveness of any existing damp remediation, recommending solutions where appropriate.

Windows and doors in period properties often require attention, with original windows frequently showing signs of rot, decay, or poor weather sealing. Many older cottages in Coombe Keynes still have their original single-glazed windows, which may need replacement or upgrading. We assess the condition of all windows and doors and advise on options that balance energy efficiency with the character of the property.