RICS Level 3 Building Survey Godalming

Godalming's unique geological setting creates specific challenges that our surveyors know to look for. The town sits primarily on the Lower Greensand Group, with areas like Frith Hill and Charterhouse sitting on iron-rich Bargate Beds, while the northern parts of the civil parish at Binscombe contain Atherfield Clay. This clayey geology presents a potential shrink-swell risk, meaning properties in certain areas may be susceptible to ground movement during prolonged dry or wet periods. Our inspectors examine foundations, walls, and structural elements with these local geological factors in mind, paying particular attention to crack patterns and signs of past movement.

The town's position at the confluence of the Rivers Wey and Ock brings additional considerations. Serious flooding events have occurred in 1968, 1990, 2000, 2013, and 2020, with areas like Meadrow and the Lammas Lands particularly affected. New flood defences including a 525m flood wall and two pumping stations were installed in winter 2018-19, but properties in floodplain areas may still have defects related to past water damage, damp penetration, or inadequate flood resilience measures. We check for signs of previous flood damage and assess the effectiveness of any existing protections, examining air bricks, vents, and flood barriers critically.

Godalming's historic core features numerous timber-framed buildings, some dating back centuries, alongside the 15th-century Church of St Peter and St Paul. Properties in conservation areas and older period homes often present unique challenges including timber decay, historic structural modifications, and aging roof systems. Our Level 3 surveys are comprehensive enough to handle these older properties, providing the detailed assessment that such homes demand. We inspect exposed timbers for signs of beetle activity, wood rot, and structural stress that might not be apparent to buyers unfamiliar with period construction methods.

The local geology creates specific considerations beyond just the clay shrinkage risk. The Sandgate Formation underlying parts of the town including Holloway Hill and the town centre can be clayey, affecting drainage characteristics around foundations. Properties built on the Bargate stone formations around Charterhouse may have different foundation conditions than those on the Hythe Beds. We tailor our inspection approach based on the specific geological area, understanding how each formation behaves under different weather conditions and how this might affect the long-term structural integrity of properties in each location.

• Ground movement assessment for clay geology
• Flood damage and damp investigation
• Timber-framed structure inspection
• Historic building defect analysis
• Foundation and subsidence check
• Roof and chimney condition review

The geology beneath Godalming creates specific considerations for property owners and buyers. The Sandgate Formation, which underlies parts of the town including Holloway Hill and the town centre, can be clayey, affecting drainage characteristics. Properties in areas with naturally high groundwater, particularly in the loamy and clayey floodplain soils to the north of Godalming, may experience different challenges than those on the well-drained sandy formations. Our surveyors understand these local variations and tailor their inspections accordingly, checking drainage channels, ground levels, and the condition of sumps or soakaways.

The former quarrying activity in the area, particularly the extraction of Bargate stone which continued until World War II, means some locations may have been affected by historical mining or quarrying activity. While not a mining area in the traditional sense, former quarry sites could potentially pose ground stability considerations that our inspectors are aware of when assessing properties in relevant locations. We review historical maps and available records where accessible to identify any potential ground stability concerns that might affect foundations or structural walls.

Properties near the rivers, particularly in areas like the Lammas Lands and along Meadrow, face ongoing flood considerations despite the new defences installed in 2018-19. Our surveyors inspect flood resilience measures, check for signs of previous water damage, and assess the overall flood vulnerability of properties in these areas. This is particularly relevant given the increasing frequency of extreme weather events in recent years. We examine the condition of render and plaster at lower levels, look for tide marks or water staining, and assess whether existing flood barriers are properly installed and functional.

• Check soil geology and foundation type
• Assess flood risk and defences
• Review historical property records
• Examine drainage and groundwater
• Evaluate structural integrity of period features

Understanding the different types of properties across Godalming helps our surveyors provide the most relevant inspection. In the Binscombe area, around 45% of housing is semi-detached with approximately 26% detached homes, while the central areas and Ockford have a higher proportion of flats at around 25%. The Charterhouse area features a notable concentration of flats at nearly 35%, reflecting the converted period properties in that neighbourhood. Our inspectors tailor their approach based on the specific property type, knowing which defects are most likely in each category.

Godalming's property age distribution means our surveyors frequently encounter Victorian and Edwardian terraced houses in the town centre, particularly along streets near the high street and around the station. These properties often feature original structural elements that may have been modified over decades of occupation. We check for signs of movement in load-bearing walls, examine the condition of original sash windows, and assess whether any historic extensions or alterations have been properly constructed. Many of these period terraces have had subsequent alterations, and we identify any that might compromise structural integrity.

The modern developments in GU7, including those at Catteshall Road and Mill Lane, represent a different construction profile. While these newer properties typically have fewer structural concerns, they can still present issues with build quality, insulation, and ventilation. Our inspectors approach new-build properties with the same thoroughness, understanding that even recently constructed homes can have defects that need identification before you complete your purchase. We examine the junction details between different construction elements, checking for potential cold bridging or air leakage points that could affect energy efficiency.

• Period terrace inspection
• Modern flat assessment
• Detached family home survey
• New build snagging check
• Converted property evaluation