RICS Level 3 Building Survey in Godney

Properties in Godney face distinct challenges due to the village's location on the Somerset Levels. The area's clay-rich geology creates significant shrink-swell potential, where the ground expands during wet periods and contracts during dry spells. This ground movement can cause structural issues including cracking in walls, uneven floors, and problems with foundations. Our inspectors specifically look for signs of this type of movement when assessing properties in Lower Godney and Upper Godney, examining walls both internally and externally for characteristic diagonal cracks that often indicate foundation movement.

The proximity to the River Sheppey means flood risk is a genuine consideration for property buyers in Godney. The village falls within a designated flood warning area, and properties have historically been at risk from river flooding that can affect homes along the watercourse. Our Level 3 surveys include assessment of flood resilience measures, drainage systems, and any signs of previous water damage. We check ground levels relative to the river, the condition of drainage around the property, and materials used in lower-level construction. We also note any flood mitigation work that may have been carried out by previous owners.

Many properties in Godney are relatively old, dating from various periods of the village's development since the draining of the moors created the current landscape. These older buildings often have traditional construction methods that differ significantly from modern standards, including shallow foundations that may struggle with contemporary loads. Our surveyors examine the condition of timber framing, load-bearing walls, and traditional roofing materials, identifying any areas where age-related deterioration may require attention. We understand the local construction practices used in this area of Somerset, where buildings were historically constructed to cope with different environmental conditions.

The Somerset Levels present unique environmental challenges that make detailed surveying essential. Properties here may have been built using local materials such as Blue Lias stone, Hamstone, or Mendip limestone, all of which have different properties and potential defects compared to standard brick construction. Our surveyors recognise these materials and understand how they behave in the local climate, which is prone to high rainfall and periodic flooding. This local knowledge allows us to identify defects that a generic surveyor might miss.

• Clay shrink-swell ground movement
• River Sheppey flood risk
• Period property structural concerns
• Drainage and damp issues
• Traditional building methods
• Roof and rainwater goods condition

Properties in this Somerset village frequently present several characteristic defects that our surveyors are trained to identify. Dampness is particularly prevalent due to the low-lying, often wet nature of the Somerset Levels. Properties may suffer from rising damp, penetrating damp, or condensation issues, especially in buildings where modern energy efficiency improvements have reduced natural ventilation. Our inspectors use their expertise to identify the type and cause of any dampness and assess its impact on the overall condition of the property, distinguishing between historical damp staining and active ongoing problems that require remediation.

Roof defects are commonly found in Godney properties, particularly in older buildings with traditional roofing materials. Issues such as displaced or loose tiles, problems with verges and ridges, and deterioration in flat roof sections can lead to water ingress that compounds damp problems already prevalent in the area. Our inspectors examine all accessible roof areas closely, noting any defects that could allow water to penetrate the building structure. We also check rainwater goods and drainage systems, which are crucial in an area prone to heavy rainfall and flooding where blocked gutters can cause water to saturate walls and foundations.

Structural movement related to the clay soil is a key concern in Godney. Properties may show signs of subsidence or settlement, particularly those with older, shallower foundations that were not designed to accommodate the ground movement caused by changing moisture levels in clay soils. Our surveyors look for cracks in walls, especially those that follow specific patterns such as diagonal cracking near door and window openings, sloping floors, and doors or windows that no longer close properly. We assess whether any movement is active and whether previous repairs have been carried out to address structural issues, which is particularly important given the age of many properties in the village.

Properties in Godney may also present issues with drainage systems that are inadequate for the local conditions. Given the high water table and proximity to the River Sheppey, drainage is critical to prevent water accumulating around foundations and causing damp problems. Our surveyors inspect surface water drainage, foul water disposal, and the condition of any septic tanks or sewage systems that may serve properties in this rural village where mains drainage may not be available.

• Rising and penetrating damp
• Roof tile damage
• Structural cracks in walls
• Drainage defects
• Window and door operation issues
• Chimney deterioration