RICS Level 3 Building Survey in GL7 7

The GL7 7 area, nestled within the Cotswold Hills Area of Outstanding Natural Beauty, contains a unique housing stock that presents specific challenges for prospective buyers. Properties here are predominantly constructed from the local oolitic limestone, a distinctive honey-coloured stone that gives the villages their characteristic appearance. However, this porous limestone is susceptible to water damage and spalling, where the outer layer of stone breaks down due to repeated wetting and drying cycles. Our inspectors are familiar with these local construction methods and can identify issues that a less experienced surveyor might miss. We have seen numerous properties where poor maintenance of gutters and downpipes has allowed water to saturate the stonework, leading to significant spalling damage that requires costly repairs.

Many properties in the Cirencester area date from the 17th and 18th centuries, with traditional Cotswold vernacular buildings featuring stone mullioned windows, stone slate roofs, and solid limestone walls. These older properties often have non-standard construction details that require specialist knowledge to assess properly. The pre-1919 solid wall construction uses natural materials like stone and lime mortar, which rely on the wall's thickness to manage moisture - a fundamentally different approach from modern cavity wall construction. Additionally, the area's geology means that clay soils are prevalent throughout the Cirencester district, creating potential for shrink-swell movement that can affect foundations, particularly during the dry summer months when the clay contracts.

The wider Gloucestershire area has seen significant new build development in recent years, with developments like The Meadows at Fairford Green bringing modern properties to the market. Even these newer homes benefit from a thorough Level 3 survey, as our inspectors can identify any construction defects, issues with building materials, or problems arising from the design that may not be apparent during a casual viewing. Properties built since the 19th century arrival of the railway often feature red brick and Welsh slate or clay tile, introducing different defect patterns that our surveyors know to look for. Whether you are purchasing a traditional Cotswold cottage or a newly constructed family home, our Level 3 survey provides the comprehensive assessment needed to make an informed decision.

The Cirencester area sits on Jurassic limestone geology, with the juxtaposition of competent limestone strata and weak, squeezable clays potentially leading to cambering, disrupted strata, and concealed natural voids. This creates engineering challenges that are unique to the area and require local knowledge to properly assess. Our surveyors understand these geological conditions and know how they can affect different property types, from small cottages to larger period houses. We also take into account the local planning constraints, as the Cotswold District has 144 conservation areas - the highest number of any district in England - meaning many properties in the GL7 7 area have additional planning controls that may affect future modifications.

• Stone wall condition assessment
• Roof structure inspection
• Foundation and subsidence check
• Damp and timber decay investigation
• Conservation area compliance review
• Historic feature documentation

Our experience surveying properties throughout the GL7 7 postcode has identified several recurring issues that buyers should be aware of. Dampness is particularly prevalent in the area's older stone properties, where rising damp, penetrating damp, and condensation can all occur. The problem is often exacerbated by modern energy efficiency improvements that have reduced natural ventilation in buildings originally designed to breathe through their solid walls. Our inspectors will carefully examine walls, floors, and ceilings for signs of damp and identify the likely causes. We commonly find that solid stone walls that have been cement-rendered or insulated internally can trap moisture, leading to deterioration of the historic fabric and health issues for occupants.

Structural movement is another common finding in older Cotswold properties. While some movement is normal in historic buildings and may be harmless, our surveyors are trained to distinguish between stable historic settlement and active structural problems. We look for fresh cracks with sharp edges, doors that stick, and new gaps around windows, all of which can indicate ongoing movement. The clay soils prevalent in the Cirencester area are susceptible to shrink-swell, particularly during drought periods, which can cause foundations to move. We have surveyed properties where trees planted too close to the building have drawn moisture from the clay, causing the ground to contract and the foundations to settle unevenly. The area also has potential for shallow stone-mines, which can create hidden voids that lead to subsidence.

Roof defects are frequently identified in our surveys, particularly in properties with original Cotswold stone slate roofs. These traditional roofs are often decades or centuries old and may have damaged or displaced tiles, degraded ridge tiles, or issues with flat roofs and valleys. The weight of traditional stone slates places significant stress on supporting structures, and we often find that rafters or purlins have been overloaded or have deteriorated over time. Our inspectors access the roof where safe and practical to do so, examining the structure, tiles, flashings, and gutters for defects. We also check for signs of past or current leaks that may have caused damage to the internal structure or ceilings.

The area's flood risk should also be considered by prospective buyers. While Cirencester generally has a low risk of flooding from overflowing rivers, significant flood events have occurred in the wider area, including in December 2020 when properties in Gloucester Street and Gooseacre Lane, as well as areas around Southmead and Siddington, experienced flooding. Our surveyors will note any signs of previous flood damage and assess the property's vulnerability to future flood events, looking at the ground levels, drainage, and proximity to watercourses.