RICS Level 3 Building Survey in East Garton

The housing stock in East Garton reflects its rural character and historical heritage. Properties here range from traditional farmhouses to substantial Georgian and Victorian homes, many of which predate modern building regulations. The predominant construction materials include boulder clay for foundations and traditional brickwork, with some properties featuring the characteristic boulder with ashlar dressings seen in buildings like the Church of St Michael. This mix of old and traditional construction methods means that properties in the area often require the detailed assessment that only a Level 3 survey can provide. We have found that many farms in the area still retain original Georgian-era brickwork alongside later Victorian additions, creating complex structural relationships that need careful analysis.

The local geology presents specific considerations for property owners. East Garton sits on boulder clay (Devensian Till) over chalk bedrock, a composition that can lead to shrink-swell movement when moisture levels fluctuate. This is particularly relevant for properties with mature trees or those in areas where drainage has changed over time. Our surveyors know to look for signs of structural movement that might indicate foundation issues related to this clay soil type. During our inspections, we frequently find evidence of historic movement in properties near the coast, where the combination of soft boulder clay and coastal exposure creates challenging ground conditions.

Additionally, the parish's proximity to the North Sea coast means that coastal erosion is a genuine concern for properties near the cliff edge. Grimston, one of the hamlets within East Garton, has experienced approximately 300 yards of erosion over the past 150 years. Properties in these locations require particular attention to their long-term stability and exposure to coastal elements. We advise clients purchasing property in coastal areas to consider not just the current condition but also the trajectory of erosion and what that might mean for the property in 10, 20, or 50 years time.

The age of properties in East Garton means that many will contain traditional building techniques that differ significantly from modern construction. Lime mortar pointing, solid wall construction, and traditional roof structures with pegged rafters are common, and these require specialist knowledge to assess correctly. Our surveyors understand these traditional methods and can identify when they have been inappropriately modified or when they require specific maintenance approaches.

• Pre-1919 period properties
• Properties near the coast
• Listed buildings
• Properties on boulder clay ground
• Traditional farmhouses and agricultural buildings

Properties across the East Garton parish frequently exhibit issues related to their age and construction. Damp and moisture problems are particularly common in older buildings, arising from inadequate damp proofing, poor ventilation, and insufficient thermal insulation. These issues manifest as rising damp, penetrating damp from defective gutters or roofs, and condensation problems, especially in properties that have been poorly maintained or had modern double-glazing installed without adequate ventilation. We often find that period properties have been insulated in ways that trap moisture within the structure, accelerating decay in timber elements.

Structural movement is another significant concern in the area. The boulder clay geology means that properties can be affected by subsidence, heave, or settlement, particularly where trees or hedgerows have caused changes in soil moisture content over decades. Our surveyors are trained to identify the subtle signs of structural movement, including cracking patterns that indicate different types of foundation movement. We measure crack widths and monitor patterns to determine whether movement is active or historical, and whether urgent intervention is required.

Timber decay, including both dry rot and wet rot, thrives in the damp conditions that characterise many older properties in rural East Yorkshire. Roofing problems are equally prevalent, with age, weather exposure, and poor maintenance leading to leaks, water damage, and deterioration of traditional roofing materials. Many properties in the area also contain outdated plumbing and electrical systems that require assessment for safety and compliance. The agricultural buildings often found on rural properties may contain asbestos, which was commonly used in farm construction until the late 1990s.

Given the coastal location, properties in East Garton also face issues related to salt exposure and wind-driven rain. Traditional mortar can deteriorate more quickly in coastal environments, and metal fixings and fasteners are prone to accelerated corrosion. Our surveyors pay particular attention to these coastal-specific defects, as they can significantly affect the long-term maintenance costs of a property. We have seen numerous properties where seemingly minor external defects have led to substantial water penetration over time.

• Damp and moisture penetration
• Structural movement and subsidence
• Timber rot in roofs and floors
• Outdated electrical and plumbing systems
• Roofing deterioration
• Asbestos in pre-1999 properties
• Coastal salt exposure and mortar decay