RICS Level 3 Building Survey in Gittisham

Gittisham is a distinctive village with a housing stock that reflects its historic character and rural setting. The village centre contains approximately 43 listed buildings, many dating back centuries, with traditional construction methods that differ significantly from modern buildings. Properties here typically feature rendered stone walls, colourwashed exterior finishes, and a high proportion of thatched roofs - all of which require specific knowledge to assess properly. Our inspectors bring this local expertise to every survey we conduct in the area, having examined hundreds of similar properties throughout East Devon.

The geography of Gittisham creates additional considerations for property buyers. The village sits in a slight hollow, which historically has led to issues with surface water runoff from the surrounding steep fields. The River Gitt runs through the village centre, and while flood protection walls provide some defence, there remains significant flood risk, particularly during periods of heavy rainfall. A Level 3 survey thoroughly examines how these environmental factors might affect the property you are considering purchasing. We assess the gradient of the plot, the condition of existing drainage, and any evidence of past water ingress.

Properties in Gittisham's conservation area, designated in 1982, often require specific attention to building fabric and potential repair methods. Many homes here are constructed using traditional materials that breathe differently from modern equivalents, and inappropriate modern repairs can cause long-term damage. Our surveyors understand these nuances and provide detailed advice on both the current condition of the property and any heritage considerations that may affect future maintenance plans. We pay particular attention to the compatibility of repair materials, ensuring recommendations align with conservation area requirements.

The local geology also plays a role in property condition. Properties on the steeper slopes approaching the village from Honiton may show signs of structural movement related to ground conditions. Our Level 3 survey includes detailed structural analysis that examines walls, floors, and roofs for any movement patterns that might indicate subsidence or heave issues specific to this area.

• Render stone wall assessment
• Thatched roof condition
• Damp and water ingress investigation
• Structural movement monitoring
• Flood resilience evaluation
• Listed building considerations

Properties in Gittisham face several recurring defect patterns that our surveyors are trained to identify. Given the high proportion of older properties, timber decay is among the most common issues we encounter. Roof timbers, floor joists, and wall studs in period properties are often affected by woodworm or wet rot, particularly in properties where ventilation is poor or where there has been historical damp penetration. Our inspection includes probing accessible timber elements and assessing their structural integrity.

Thatched roofs, while beautiful and traditional, require specialist assessment as they have a limited lifespan compared to modern roofing materials. We examine the thatch condition, looking for signs of deterioration, slippage, and the condition of ridge materials. Many properties in Gittisham have thatched roofs that are nearing the end of their expected life, and our survey provides specific guidance on remaining lifespan and likely replacement costs.

Render failure is another frequent finding in this area. Traditional lime-based renders allow buildings to breathe, but when properties have been repointed or rendered with modern cement-based products, moisture becomes trapped within the wall structure, leading to dampness and salt migration. We identify where inappropriate modern materials have been applied and recommend traditional alternatives that will preserve the building fabric.

Given the village's flood history, we also pay close attention to flood damage remediation. Properties that have previously flooded may show signs of repaired damage that was not properly carried out, or may have underlying moisture issues that continue to affect the building. Our survey examines both visible damage and the potential for recurring problems based on the property's location.

• Timber decay and woodworm
• Thatched roof deterioration
• Render and pointing failure
• Damp and mould
• Flood damage remediation
• Structural movement

Flood risk is a genuine consideration for anyone buying property in Gittisham. The village has experienced flooding from the River Gitt in the past, with water overtopping the flood protection walls and causing damage to properties in the lower-lying areas. Additionally, the surrounding steep agricultural fields channel surface water toward the village centre during heavy rainfall, creating flash flood conditions that can affect even properties not directly adjacent to the river. The Environment Agency flood maps show significant flood risk in the village centre, particularly around the A375 road crossing.

Our Level 3 surveys specifically address these flood risks by examining the property's current flood resilience measures. We look at historical evidence of flooding, the condition of any existing flood defences, the orientation and gradient of the plot, and the drainage systems both within the property and on the surrounding land. This assessment is particularly important for lower-lying properties in the village centre, near the A375 road crossing. We examine floor levels relative to external ground levels and advise on the adequacy of existing flood resilience measures.

Should our survey identify flood-related concerns, we provide practical recommendations that may include installing non-return valves on drainage outlets, raising electrical sockets above potential flood levels, or improving land drainage around the property. We also advise on insurance implications, as flood risk can significantly affect both building insurance premiums and the availability of cover in certain areas of Gittisham. Some insurers may require specific flood risk assessments or may decline cover for properties in high-risk zones.

For properties in higher-risk areas, we recommend discussing flood resilience measures with the vendor and potentially requesting a Flood Risk Assessment as a condition of purchase. The good news is that many properties in Gittisham have implemented effective mitigation measures, and our survey identifies both the risks and the existing protections in place.

• River Gitt flood history
• Surface water runoff patterns
• Existing flood defence condition
• Drainage system assessment
• Insurance implications
• Flood resilience recommendations