RICS Level 3 Survey in Cottam

Our RICS Level 3 Survey provides a comprehensive examination of all accessible areas of your property. Our inspectors assess the roof structure, including rafters, purlins, and any sagging or damage to the tiles. We examine external walls for cracks, movement, or signs of damp penetration, paying particular attention to the traditional solid-wall construction common in Cottam properties. The survey includes detailed inspection of floors, stairs, and joinery, as well as the condition of windows and doors. We take photographs of all significant defects and provide clear annotations to help you understand exactly what we've found.

Inside the property, we check all habitable rooms for signs of damp, mould, or condensation issues that frequently affect older rural properties with solid walls. Our inspectors examine the condition of plasterwork and any signs of previous structural movement. We also assess the condition of the property's drainage systems, including soakaways and septic tanks which are common in rural areas where mains drainage is not available. The report highlights any urgent defects requiring immediate attention and provides guidance on future maintenance. We understand that many Cottam properties rely on private drainage systems, and we pay particular attention to their condition and compliance with current regulations.

For Cottam properties built before 1900, our surveyors pay special attention to traditional building materials and their current condition. This includes assessing the integrity of original timber frames, evaluating the condition of chalk or stone walls, and checking whether traditional lime mortar pointing remains in good order. Properties with thatched roofs or other non-standard features receive additional scrutiny, as these require specialist knowledge to assess accurately. We understand that inappropriate modern repairs using cement-based mortars can cause serious damage to historic fabric, and we note where such issues are visible.

Our survey also includes assessment of any outbuildings, which are common on Cottam farmsteads and often include traditional cart sheds, barns, or stables. These structures may have their own issues, including potential asbestos in older agricultural buildings, decaying timber frames, and roof defects. We provide guidance on the condition of these secondary structures so you understand the full scope of maintenance responsibilities that come with rural property ownership in the Yorkshire Wolds.

• Roof structure and covering
• Wall construction and damp assessment
• Floor and staircase inspection
• Drainage and sewage systems
• Windows and doors
• Chimneys and flues
• Garage and outbuildings
• Services and utilities

Our experience surveying properties throughout the East Riding, including in Cottam and surrounding villages, reveals several recurring issues that buyers should be aware of. Damp and mould problems are particularly common in older rural properties with solid walls, especially where ventilation is poor or where original damp-proof courses have failed. The traditional construction methods used in Cottam homes, while historically appropriate, do not offer the same moisture resistance as modern cavity wall construction. We frequently find rising damp in ground floor walls where the original damp-proof course has deteriorated or been bridged by external ground levels that have risen over decades of garden maintenance.

Roof and guttering issues frequently appear in our surveys, particularly on properties with traditional pantile roofing. Age-related deterioration, slipped tiles, and corroded valley gutters can allow water penetration that leads to timber decay and internal dampness. Our inspectors thoroughly examine roof spaces where accessible, assessing the condition of rafters, battens, and any sarking boards. We also check the condition of chimneys, which are common on period properties but often suffer from weathering and mortar deterioration. In Cottam properties, we often find that chimney stacks have not been maintained, with missing flashings or damaged leadwork allowing water ingress into the roof space.

Structural movement, while not necessarily serious, is often detected in older farm buildings that have settled over decades. Our surveyors are trained to distinguish between minor settlement that's typical for age and more significant movement that might indicate structural problems. We examine walls for cracking patterns, check window and door operation for signs of movement, and assess whether previous repairs have been carried out to an appropriate standard. In rare cases, we identify issues related to the chalk geology, such as ground instability near dissolution features. Where we suspect ground conditions may require further investigation, we recommend engaging a structural engineer to carry out more detailed ground assessment.

Another issue we commonly encounter in Cottam properties is the presence of inappropriate modern building materials that have been used in previous repairs. Cement-based mortars applied to soft chalk or brick walls can trap moisture, causing the underlying fabric to deteriorate. Similarly, modern concrete roof tiles installed on traditional structures can overload roof timbers that were never designed to support such weight. Our surveyors identify these issues and explain their implications for the long-term condition of the property, helping you understand what repairs may be needed to return the building to proper condition using appropriate traditional materials.

• Rising damp in solid-wall properties
• Failed or missing damp-proof courses
• Roof tile damage and slipped tiles
• Guttering and drainage issues
• Structural cracking in older walls
• Timber decay in roof structures
• Chimney deterioration
• Window and door movement

Once your survey is complete, you'll receive a detailed RICS Level 3 report that sets out our findings in a clear, easy-to-understand format. The report uses the RICS condition rating system to indicate the severity of issues found, from urgent defects requiring immediate attention to recommendations for future maintenance. Each section of the property is described in detail, with photographs showing the specific defects we've identified. We explain the implications of our findings in plain English, helping you understand what repairs might be needed and when.

For Cottam properties, our reports pay particular attention to issues relevant to historic rural buildings, including the condition of traditional materials and any signs of inappropriate modern alterations. We provide specific recommendations for repairs using appropriate traditional techniques, which is particularly important for listed buildings where matching original materials may be a condition of any consent. The report also includes an indication of the likely costs for addressing significant defects, though we always recommend obtaining quotes from qualified contractors before making financial commitments.

If you're purchasing a property with the intention of carrying out renovations or extensions, our survey can help you understand what structural works might be involved. We identify anyload-bearing walls, assess the feasibility of proposed alterations, and flag any issues that might affect your renovation plans. For properties in Cottam that may be subject to planning constraints due to their listed status or location within the deserted medieval village scheduled monument area, we recommend consulting with East Riding of Yorkshire Council planning department to understand any restrictions that may apply to your proposed works.