RICS Level 3 Building Survey in Farnham

Our RICS-qualified building surveyors carry out the most detailed visual inspection of all accessible parts of a property. In Farnham, that means checking the loft, roof coverings, chimneys, external walls, windows, sub-floor voids, drainage clues and visible signs of movement, damp or decay. A house off Monkton Lane will get the same careful eye as a terrace near West Street, because the job is to understand how the building is put together and where it is failing.

The report goes beyond a simple list of defects. It explains construction methods, materials, visible condition, any repairs likely to be needed and the consequences of leaving those issues alone for another year or two. A pre-1919 Bargate stone wall behaves differently from a later cavity wall in GU10 or GU9, so our reports set the findings in context. That helps you judge whether a crack is a cosmetic issue, a maintenance item or a sign that a specialist needs to step in.

A Level 3 survey does not involve destructive investigation. We do not lift carpets, cut into plaster, open up flooring, run drainage CCTV or test electrics, gas or plumbing systems. If our surveyor sees signs that point towards hidden movement, damp behind finishes or a failing drain run near the River Wey, the report will say so clearly and recommend the right follow-up, such as a structural engineer, damp specialist, electrician or drainage contractor.

• Accessible loft space
• Sub-floor voids where reachable
• Roof coverings, chimneys and rainwater goods
• External walls, windows and joinery
• Visible services and signs of past repair

Farnham's older stock leans heavily on Bargate stone, red brick and lime mortar. Pre-1919 homes account for 18.2% of the ward's housing, with 1919 to 1945 adding 14.5% and 1945 to 1980 making up 32.1%. Those buildings often sit on shallow foundations, timber floors and pitched roofs with clay tiles or slate, so movement, timber decay and roof wear are part of the local survey picture rather than a surprise.

Ground conditions vary across the town. Some areas sit on the Folkestone Formation, while others are underlain by the Gault Formation and other clay-rich deposits, which brings a moderate to high shrink-swell risk. That matters in streets where bay windows crack, rear extensions open up or chimney breasts lean a little after a dry spell. Close to the River Wey, surface water and river flooding can leave lasting damp in ground floors, cellars and the first courses of masonry if rainwater goods or drainage have been ignored.

The defect profile changes again in post-war and later housing around Badshot Lea, Rowledge and Wrecclesham. Homes from 1945 to 1980 can show cavity wall tie corrosion, concrete lintel spalling and asbestos-containing materials in garages, soffits or older service areas. Newer schemes such as Orchard Green on Monkton Lane, Potters Gate in Lower Bourne and Farnham Chase off Old Park Lane still need careful checking for drainage falls, render cracking, timber cladding junctions and settlement around new plots.

• Subsidence or heave on clay ground
• Rising damp, penetrating damp and condensation
• Slipped tiles, failing leadwork and roof spread
• Wall tie corrosion, lintel spalling and cracking
• Flood-related moisture, blocked drains and mould