RICS Level 3 Building Survey in Easton, East Suffolk

A Level 3 Building Survey provides an exhaustive examination of a property's condition. Unlike a Level 2 HomeBuyer Report, which uses a traffic-light rating system, the Level 3 survey offers detailed technical analysis of all visible and accessible elements. The inspector will assess the roof structure, rafters, purlins, and loft void, examining for signs of rot, insect damage, or inadequate support. Wall construction is analysed, with particular attention to any movement, cracking, or damp penetration that could indicate structural problems.

The survey covers the foundation structure and any visible signs of subsidence or settlement. In properties with cellars or basements, the inspector will examine retaining walls and drainage. All windows and doors are checked for operation, condition, and thermal efficiency. The report includes assessment of damp levels using moisture meters, with recommendations for remediation if rising damp, penetrating damp, or condensation is identified. Electrical and plumbing installations are visually inspected, with comments on their condition and any obvious safety concerns.

Given Easton's geology, with underlying glacial till that can present shrink-swell risks, our inspectors pay particular attention to any signs of clay-related movement. The survey also examines the property's exposure to flood risk, particularly relevant for Easton where Storm Babet in October 2023 caused internal flooding to six properties from surface water runoff and river overtopping. Properties on Harriers Walk, Hacheston Road, and sections of The Street face particular flood vulnerability.

We also assess any outbuildings, garages, and boundary walls, as well as the overall site drainage. For properties within the Easton Conservation Area, we provide specific guidance on listed building considerations and any alterations that may require consent from East Suffolk Council. Our detailed report helps you understand not just what is wrong with a property, but what it will cost to put right.

• Roof structure and covering
• Wall construction and damp assessment
• Foundation and subsidence analysis
• Window and door condition
• Electrical and plumbing visible inspection
• Drainage and soakaway assessment
• Flood risk and drainage evaluation
• Conservation and listed building considerations

Easton's position in the Deben valley creates specific property considerations that our inspectors address in every Level 3 survey. The River Deben flows adjacent to the village, and properties in low-lying areas face ongoing flood risk from both fluvial (river) and pluvial (surface water) sources. During Storm Babet, surface water runoff from surrounding fields and highways caused significant problems, with some properties experiencing internal flooding. Our surveyors check drainage patterns, examine any existing flood mitigation measures, and assess the property's history of water ingress.

The underlying geology of the East Suffolk area consists mainly of less permeable glacial till, which can contribute to drainage challenges and may present shrink-swell risks during periods of wet and dry weather. This is particularly relevant for properties with trees or hedgerows nearby, where root systems can interact with clay soils. Our Level 3 survey includes specific assessment of ground conditions and any signs of movement that may be related to soil conditions. Properties on The Street and in the older part of the village, where the historic core sits closest to the river, receive particular attention.

The Easton Neighbourhood Plan indicates that new development is planned for the parish, with a minimum of 44 new homes required between 2018 and 2036 under the adopted Local Plan. If you are considering a newer property in Easton, our Level 3 survey can still identify defects common to modern construction, including issues with windows, external doors, and roofspace insulation, balcony details, and interface junctions where different construction elements meet. Even new builds can have defects that only an experienced eye will spot.

We have seen various defect patterns in Easton properties over the years. Older timber-framed cottages often have hidden rot in structural timbers that is only visible when accessing loft spaces or when plaster is removed. Properties converted from agricultural buildings may have issues with original large door openings that have been infilled with inappropriate materials. Even relatively modern properties built in the 1970s and 1980s can have specific problems with concrete tile roofs, cavity wall insulation, and original windows reaching the end of their serviceable life.

Understanding the local construction methods is essential when surveying properties in Easton. The village has a distinctive architectural character that reflects its history as a small agricultural settlement in the Deben valley. Traditional Easton cottages were typically built with solid brick walls, often using the locally-produced bricks from the parish brickworks, with render or paint finishes applied to weatherproof the exterior.

Many older properties in the village are timber-framed, a construction method that was common throughout Suffolk. These buildings have structural timber frames with infill panels of wattle-and-daub, brick, or render. Our inspectors know how to identify the timber frame elements and assess their condition without causing damage to historic finishes. The timber frames can be hidden behind plaster or render, so we use our experience to look for tell-tale signs of movement or decay.

Roof construction in Easton varies depending on the age and type of property. Traditional cottages typically have steeply-pitched roofs covered with clay pantiles, which were manufactured locally and give the village its characteristic appearance. Some historic properties have thatched roofs, which require specialist survey knowledge. Modern properties may have concrete tiles or slate. Our surveyors examine the roof structure from both inside the loft space and from ground level, assessing the condition of tiles, flashings, and the underlying timber structure.