RICS Level 3 Building Survey in Glazeley

The rural character of Glazeley means that many properties in the area are of traditional construction, built with solid external walls using sandstone, lime mortar, and traditional roofing materials. These older properties, while full of character, can hide a range of structural issues that only a thorough inspection can uncover. Our Level 3 Survey is specifically designed for properties over 70 years old, listed buildings, and homes with non-standard construction methods that characterise much of the housing stock in this area.

Glazeley sits within a coal reporting area, which means historical mining activity has left its mark on the local geology. This creates potential risks for mining-related subsidence that standard valuations do not address. Additionally, the clay-rich soils common throughout Shropshire pose a shrink-swell risk, where the ground expands and contracts with moisture changes, putting pressure on foundations and potentially causing structural movement over time. A detailed RICS Level 3 Survey will identify any signs of this type of damage and assess whether past or present ground conditions are affecting the property.

The proximity of properties to the Borle Brook also means that flood risk should be considered, particularly for lower-lying sites or those with historical drainage issues. Our surveyors inspect all accessible areas of the property, including the grounds, to assess these environmental risks alongside the building's structural condition. For a hamlet with limited property sales, having a comprehensive survey is particularly valuable as it provides essential information about a property that may have few comparable sales to draw upon.

• Properties over 70 years old
• Listed buildings
• Properties near watercourses
• Properties in former mining areas
• Extended or altered properties
• Non-standard construction

Our RICS Level 3 Survey provides an exhaustive examination of all accessible parts of the property. The surveyor will inspect the roof covering, flashings, and chimneys, looking for damaged slates, missing tiles, or signs of water ingress that are common in older properties with traditional slate roofs. They will examine the walls for cracks, bulging, or signs of movement that could indicate foundation problems, and inspect the external joinery including windows, doors, and fascias for decay or deterioration.

Inside the property, the surveyor checks all rooms for signs of dampness, condensation, or timber decay that can affect the structural integrity and living conditions. They examine the condition of floors, stairs, and partitions, and assess the condition of any damp-proof courses or ventilation systems. For properties with cellars or basements, these are inspected for water penetration and structural stability. The surveyor also identifies any alterations or extensions that may have been carried out without proper building regulation approval, which could affect your mortgage or insurance.

Given Glazeley's geology and history, our surveyors pay particular attention to signs of subsidence, heave, or mining-related movement. This includes checking for cracks that follow specific patterns, doors and windows that stick or don't close properly, and any unevenness in floors or walls. We also assess the property's drainage system, including gutters, downpipes, and any septic tanks or private sewage systems that may be present in this rural area without mains sewerage connections.

Properties in Glazeley, like other older homes in Shropshire, often exhibit specific defects that our surveyors know to look for. Dampness is one of the most common issues, caused by factors including poor ventilation in converted spaces, leaking roofs that allow water penetration, defective weatherproofing around windows and doors, or failing damp-proof courses. In older properties with solid walls, rising damp can be a particular issue where no damp-proof course was originally installed or where it has failed over time.

Structural movement is another significant concern in the area. This can manifest as cracks in walls, particularly around door and window openings, tilting chimney stacks, or gaps where walls meet floors or ceilings. Movement can result from foundation issues related to clay shrink-swell, mining subsidence, or simply the natural settling of an older building over time. Our surveyors assess whether any movement is active and potentially progressive, or whether it represents historic movement that has stabilised.

Roof problems are frequently identified in traditional properties, including issues with slate coverings that may have slipped or become brittle with age, inadequate ventilation that leads to condensation and timber rot, poor thermal insulation that affects both comfort and energy efficiency, and blocked gutters that cause water overflow and penetration into the structure. Additionally, many older properties have been subject to modern energy efficiency improvements that can inadvertently cause problems by reducing natural ventilation, leading to damp conditions and timber decay in hidden areas.