RICS Level 3 Building Survey Dunsfold

Dunsfold presents a distinctive property landscape that sets it apart from many other Surrey villages. The average property price of £667,250 reflects the area's desirability, but this figure masks significant variation between property types and locations within the parish. Detached homes command an average of £901,667, while terraced properties average £409,250, creating a diverse housing market that requires nuanced assessment approaches. This price variation reflects the wide variety of properties available, from modest terraced cottages to substantial country houses.

The village's Conservation Area, designated in 1974 and reviewed in 2017, contains 11 Listed Buildings and numerous period properties constructed using traditional Surrey vernacular methods. Properties along the western edge of the common, including historic dwellings like Forge Cottage (one of Surrey's earliest hall houses) and St Mary & All Saints' Church (a Norman building containing the oldest pews in England), represent construction techniques and materials that differ substantially from modern building practices. Many of these properties have evolved over centuries, with earlier uses still evident in their fabric.

Our inspectors understand these local characteristics. We assess properties with the specific challenges of the area in mind, including the heavy clay soils that create shrink-swell risks for foundations, the prevalence of traditional brick and clay tile hanging, and the specific requirements that come with owning a listed building or a property within the conservation boundary. We also recognize that the 80% home ownership rate within the built-up area means most buyers are investing substantial capital and need comprehensive information to make informed decisions.

The local economy also plays a role in property condition. With Dunsfold Aerodrome undergoing significant redevelopment into Dunsfold Park Garden Village (potentially creating 2,600 new homes and over 2,000 jobs), the area is experiencing transition that affects both property values and the condition of existing housing stock as owners anticipate future development opportunities.

The geology of Dunsfold presents specific challenges that our surveyors understand intimately. The area sits on heavy clay soils, a characteristic that historically made the land predominantly pastoral rather than suitable for intensive agriculture. This clay substrate creates a shrink-swell risk, meaning the ground expands when wet and contracts during dry periods, potentially putting stress on foundations and causing movement in buildings. Over time, this cyclical movement can lead to cracking, distorted door and window openings, and damage to drainage systems.

Our inspectors assess foundation conditions carefully, looking for signs of movement, cracking, or settlement that might indicate issues related to these ground conditions. We examine the interface between the building and the ground, checking for adequate drainage and any evidence of past or present subsidence or heave. Properties with shallower foundations or those built before modern foundation standards are particularly vulnerable to these soil-related movements.

Additionally, parts of Dunsfold, particularly along the Wey and Arun Canal corridor at the southern boundary of Dunsfold Aerodrome, fall within Flood Zone 3. Properties in these areas or those with access to watercourses require particular attention to flood risk and drainage. Our surveyors check damp-proof courses, drainage systems, and any evidence of previous water ingress. Given that surface water flooding is also a general risk in many parts of the area, we assess the property's vulnerability from multiple water sources.

The historical ironstone discovery in the region during the 12th century led to early settlement growth, though we find no current evidence of active mining subsidence affecting modern properties. However, our surveyors remain alert to any signs of past ground disturbance that might indicate legacy mining activity, particularly in areas where historical extraction may have occurred.

The built environment of Dunsfold reflects centuries of development, from medieval hall houses to Victorian and Edwardian villas, through to the new developments shaping the village's future. This variety means that properties in Dunsfold can require very different assessment approaches depending on their age and construction method. Forge Cottage, for example, represents one of the earliest known hall houses in Surrey and requires very different assessment criteria compared to a modern family home.

Traditional buildings in Dunsfold often exhibit characteristic Surrey vernacular features, including clay tile hanging on walls, prominent chimneys, and brickwork using locally distinctive products such as "Dunsfold Multi" brick. Many properties have evolved over time, with earlier uses still evident in their fabric. The Victorian and Edwardian dwellings within the Conservation Area typically feature slate roofs at lower angles and more uniform fenestration compared to medieval properties.

Understanding these local construction traditions is essential for accurate assessment. Our surveyors bring this knowledge to every inspection, recognizing that a property's age and construction type directly influence the types of defects likely to be present and the appropriate maintenance approaches for the future. We also understand how different construction phases interact and can identify where modern alterations may have compromised historic fabric or created structural issues.

The Dunsfold Conservation Area's special character lies in the quality of its domestic scale buildings, many of which are listed. The Waverley Borough Council has identified Dunsfold School as a Grade II listed building at risk due to standing empty since 2004, illustrating the challenges of maintaining historic properties in the area. Our surveyors understand these pressures and can identify similar risks in properties you may be considering purchasing.