RICS Level 3 Building Survey in Great Elm

Great Elm presents unique challenges for property purchasers. The village's housing stock predominantly consists of period houses, detached family homes, and cottages built using traditional Somerset methods. Many properties feature local limestone construction, either as rubble or dressed stone, with some period cottages incorporating render. These older construction techniques, while beautiful, often hide defects that only an experienced surveyor can identify.

The geological setting of Great Elm adds another layer of complexity. Situated on the northern flank of the Mendip Hills, the area sits on Carboniferous Limestone and Jurassic Inferior Oolite. While limestone is generally stable, the proximity to river valleys and historical quarrying activity may require specific checks for ground stability. Our surveyors are familiar with these local geological considerations and factor them into every assessment.

The flood risk in Great Elm cannot be overstated. The village lies within a designated flood warning area for the River Mells and Whatley Brook, with historical flooding documented from river overtopping and blockages at bridges and culverts. A RICS Level 3 Survey examines drainage systems, substructure condition, and flood resilience, providing you with crucial information about potential water damage risks.

The recently completed The Barn Garden development by Bood Group demonstrates the range of properties available in Great Elm. This development of five detached three and four-bedroom homes represents modern construction, but the majority of the housing stock remains period properties requiring detailed structural assessment.

• Stone cottage construction
• Flood risk assessment
• Drainage systems
• Roof condition
• Structural movement
• Foundation stability

Great Elm's location at the confluence of the River Mells and Whatley Brook creates significant flood concerns for property owners. The village has experienced historical flooding events, with water levels rising sufficiently to affect properties in low-lying areas. When we conduct a Level 3 survey in Great Elm, we specifically assess the property's flood resilience, examining threshold heights, drainage infrastructure, and any existing flood mitigation measures that may have been installed.

The topography of the area means that surface water drainage is particularly important. Properties situated on the valley floors or those with gardens bordering the watercourses face the greatest risk. We inspect all drainage infrastructure, including surface water gullies, soakaways, and any pumping systems that may be in place. Understanding how effectively the property drains during heavy rainfall is essential for making an informed purchase decision in this area.

Climate change predictions suggest that extreme weather events may become more frequent, potentially increasing flood risk in the future. Our surveys provide you with the information needed to understand not just current flood risk, but also the potential for worsening conditions. This forward-looking assessment helps you plan appropriate insurance cover and consider any mitigation works that might be advisable.

Our experience surveying properties throughout Somerset, including in villages similar to Great Elm, reveals several recurring issues in period properties. Damp and moisture problems rank among the most common findings. Older stone-built cottages are particularly susceptible to rising damp, penetrating damp, and condensation issues, especially where original breathable construction has been inappropriately modified with modern cement-based renders or tanking. We use moisture meters and thermal imaging to identify areas of damp penetration that may not be visible to the untrained eye.

Roofing problems frequently appear in our surveys of older properties. Many period cottages feature traditional roof structures that may show signs of sagging, missing or damaged tiles, and inadequate ventilation. The age of these properties means that roof timbers may have been subject to decades of weather exposure, potentially leading to rot or structural weakness that requires immediate attention. We carefully examine ridge tiles, valley gutters, and flashing details where leaks commonly develop.

Structural movement is another significant concern in Great Elm's older properties. Stone cottages built on the Mendip limestone geology may experience movement due to ground conditions, thermal expansion, or historical alterations. Our surveyors assess whether any movement is historic or currently active, providing crucial guidance on whether remedial work is required. We look for cracking patterns in walls, signs of settlement in floors, and evidence of previous repair work that may indicate ongoing issues.

Drainage systems in period properties often prove problematic. Original drainage infrastructure may be damaged, blocked, or inadequate for modern usage. Given Great Elm's flood risk profile, functional drainage becomes even more critical. We inspect gullies, drains, soakaways, and foul water systems, noting any defects that could exacerbate flooding or lead to water ingress. We also check that downpipes and gutters are correctly connected and free-flowing.