RICS Level 3 Building Survey in Fazeley

Fazeley's housing stock presents unique challenges that make a Level 3 survey particularly valuable. The town contains numerous older properties dating back to the 17th and 18th centuries, particularly along Lichfield Street and in the conservation area. These historic homes often feature traditional construction methods including timber framing with brick infill, solid walls, and original slate or tile roofs that, while charming, can conceal hidden defects that only an experienced surveyor would spot. Our inspectors understand these traditional construction methods and know what to look for when assessing historic Staffordshire properties.

The local geology presents another important consideration for property buyers in Fazeley. The town sits on clay-rich soils that are susceptible to shrink-swell behaviour, where the ground expands during wet periods and contracts during dry spells. This ground movement can cause structural movement in properties, leading to cracks in walls and damage to foundations. Our inspectors are trained to identify the signs of this type of movement and will advise you on whether further investigation by a structural engineer is needed. This is particularly relevant given the drought conditions that have affected the UK in recent years.

Additionally, Fazeley has a known flood risk from the River Tame, with significant flooding occurring in 2007 that affected many properties throughout the town. While a £3.5 million flood management scheme was completed in 2014, including new flood banks at Mayfair Drive and flood walls along New Mill Lane, properties in areas such as Coleshill Road, Mayfair Drive, New Mill Lane, Marina View, Brook End, Tolson Avenue, Buxton Avenue, Atherton Street, and Mount Pleasant remain in a Flood Warning Area. A Level 3 survey will assess the property's vulnerability to flooding and any existing flood resilience measures that may be in place.

The Fazeley and Bonehill Conservation Area covers much of the historic town centre, and there are 21 Grade II listed buildings within the civil parish. Properties in these designations may have specific preservation requirements or historic fabric that needs careful assessment. Our surveyors understand these considerations and will flag any issues that might affect your plans for the property or require listed building consent from Lichfield District Council.

• Properties over 70 years old
• Listed buildings in conservation areas
• Homes with visible defects or concerns
• Properties planning major renovations

Understanding the construction methods used in local properties helps explain why certain defects are more common in the area. Fazeley's historic properties were typically built using red brick, which is still a dominant material throughout the town. You will see this particularly in the former mill buildings such as Fazeley Mill, Bonehill Mill, and the converted Tolson's Mill, which now forms part of The Mews at Tolsons Mill development. Many of these industrial buildings also feature ashlar sandstone dressings that add character but can be prone to weathering and deterioration.

Older cottages, particularly those along Coleshill Street and Park Lane, often feature timber framing with brick infill, a traditional construction method that was common in Staffordshire during the 17th and 18th centuries. These properties can have solid walls rather than the cavity walls found in modern construction, which affects both their thermal performance and their vulnerability to damp. Our surveyors know how to assess these traditional buildings without causing damage to their historic fabric.

The roofing across Fazeley is predominantly slate or tile, reflecting the area's industrial heritage and the need for durable roofing materials. Many of the older properties have complex roof structures with multiple valleys, hips, and dormer windows that require careful inspection. The converted mill buildings often have particularly intricate roof configurations that can present challenges for both maintenance and survey inspection.

• Red brick main walls
• Timber framing with brick infill
• Solid wall construction
• Slate and tile roofing
• Ashlar sandstone dressings

Based on our experience surveying properties across Fazeley and the surrounding Staffordshire area, several recurring issues tend to arise. Dampness is perhaps the most common problem, particularly in older properties where original breathability has been compromised by modern renovation work or where damp-proof courses have failed. Condensation is also prevalent, especially in properties where ventilation has been reduced as part of energy-efficiency improvements. Our surveyors will identify the type and cause of any dampness and recommend appropriate remediation.

Roof problems feature frequently in our surveys, with issues including missing or broken tiles, deteriorated flashings, blocked gutters, and inadequate insulation being discovered in properties of various ages. Many of the older mill buildings and converted properties in Fazeley have complex roof structures that require careful inspection. Given the age of many properties in the area, roof coverings are often approaching the end of their service life, and our reports will advise on any replacement or repair work that may be needed.

Structural movement is a key concern in Fazeley due to the clay-rich soils that underlie the area. Our surveyors are trained to look for signs of movement, including cracks in walls (both vertical and stepped), doors and windows that stick, and uneven floors. While some movement may be minor and due to thermal or moisture movement in materials, our inspectors will advise if the movement suggests more serious subsidence that requires further investigation by a structural engineer.

Electrical and plumbing issues are another significant concern, particularly in homes that have not been updated for several decades. Outdated consumer units, insufficient socket outlets, and original plumbing systems that may be approaching the end of their service life are all flagged during our surveys. These issues can represent significant expense if not identified before purchase. We will also check the condition of any private drainage systems, which are common in older properties in the area.

• Rising damp and penetrating damp
• Roof tile damage and deterioration
• Structural movement and cracking
• Outdated electrical systems
• Plumbing leaks and pipework issues
• Inadequate insulation and ventilation
• Defective drains and poor drainage