RICS Level 3 Survey in Curborough and Elmhurst

The geological conditions in Curborough and Elmhurst present unique challenges that our surveyors understand intimately. The underlying Keuper Marl, also known as Mercia Mudstone, dominates the subsoil across this parish and creates what is commonly referred to as shrink-swell risk. This clay-rich geology expands and contracts significantly with seasonal moisture changes, putting pressure on foundations and potentially causing structural movement over time. Our Level 3 Survey specifically examines the property for signs of subsidence, settlement cracks, and foundation distress that could be attributed to these ground conditions. Additionally, a band of Keuper Sandstone, also called Bromsgrove Sandstone, runs along the western boundary of the parish, meaning properties in different parts of the area may encounter different ground conditions that affect foundations and drainage.

The area is bounded by several watercourses including Full Brook, Curborough Brook, Circuit Brook, and Bilson Brook, with stretches of alluvium indicating historical floodplains along these watercourses. Properties situated near these brooks require particular attention to drainage, damp-proofing, and any evidence of past flooding. The proximity to watercourses, combined with the rural nature of the parish, means that many properties may have older drainage systems that require updating. Our surveyors assess all these factors comprehensively, providing you with a complete picture of the property's structural health. We pay particular attention to surface water runoff in properties located below the natural fall of the land, as this can cause issues with damp and structural stability over time.

The housing stock in Curborough and Elmhurst reflects its agricultural heritage, with predominantly rural properties including farms and smallholdings alongside more modern residential buildings. Some properties may date back to the 18th or 19th century, constructed with traditional lime mortar and solid walls that behave differently from modern cavity wall constructions. These older buildings require specialist knowledge to assess properly, and our RICS Level 3 Surveyors have the expertise to evaluate historic construction methods and identify issues specific to period properties. The parish also contains several historic farmsteads that may have been converted or extended over time, creating complex structural arrangements that benefit from our detailed inspection approach.

The agricultural character of the area means many properties include substantial outbuildings, barns, or former agricultural structures that may have been converted to residential use. These converted buildings often present unique challenges including potential issues with insulation, damp-proofing, and structural integrity that differ from standard residential construction. Our surveyors are experienced in assessing converted agricultural buildings and can identify issues that might be missed by a less detailed inspection.

Based on our experience surveying properties throughout the Lichfield area, several recurring issues appear frequently in local homes. Damp problems rank among the most common defects discovered during surveys, particularly in older rural properties where original damp-proof courses may have failed or been omitted entirely. Rising damp affects ground floor walls, while penetrating damp often appears in roof spaces and walls exposed to prevailing winds. Our surveyors use professional moisture detection equipment to identify the type and extent of any damp present and recommend appropriate remediation. In properties with solid walls, which are common in older buildings throughout the parish, the absence of a cavity means that damp can travel more easily through the fabric of the building, requiring specialist treatment.

Roofing issues are another significant finding in this area, especially on older properties with original tile or slate coverings. Broken or slipped tiles, deteriorating pointing to chimney stacks, and failed flashing around roof penetrations can allow water ingress that causes damage to rafters, ceilings, and internal decorations. The rural setting of Curborough and Elmhurst means some properties have large roof spans that are expensive to repair, making early identification of defects particularly valuable. We also inspect valley gutters, which are common in properties with complex rooflines, as these can be prone to leaking and causing concealed damage to roof timbers and ceilings.

Given the clay-heavy geology, our surveyors pay particular attention to signs of structural movement including cracking to walls, doors and windows that no longer close properly, and uneven floors. While some minor settlement is normal in older properties, significant or progressive movement requires specialist assessment. The Level 3 Survey identifies the type and pattern of any cracks, distinguishes between historic movement and active problems, and advises on whether further structural engineer's involvement is necessary. We measure crack widths and monitor their pattern to determine whether they indicate foundation movement related to the shrink-swell behaviour of the Mercia Mudstone subsoil.

Electrical and services inspections form an important part of our assessment, though we always recommend that you also obtain a qualified electrician to conduct a formal Electrical Installation Condition Report (EICR). Our visual inspection can identify obvious concerns such as outdated consumer units, damaged wiring, or non-compliant installations that would need further investigation. Similarly, we inspect the condition of oil or gas heating systems, private water supplies, and septic tanks that are common in rural properties, noting their condition and any obvious concerns that warrant further specialist inspection.