RICS Level 3 Building Survey in Great Faringdon

Great Faringdon's housing stock presents unique challenges that make a RICS Level 3 Survey particularly valuable. The town sits on the "Golden Ridge," a geological formation of coral-rich limestone, with underlying clay strata including Oxford Clay, Kimmeridge Clay, and Gault Clay. These clay soils are susceptible to shrink-swell behaviour, where changes in moisture content can cause ground movement leading to subsidence or heave. Properties in areas with notable shrink-swell hazard scores require careful structural assessment, particularly if there are mature trees nearby that can draw moisture from the soil.

The town also has significant flood risk from multiple sources. The River Ock flows through Faringdon, and the area sits between the river valleys of the Ock and the Thames. We regularly see flood alerts in the Buscot and Faringdon area, with groundwater levels potentially reaching within 0.025m to 0.5m of the surface during flood events. A Level 3 survey will assess the property's vulnerability to flooding and check the condition of damp-proofing and drainage systems that are critical in this area.

Additionally, Great Faringdon contains approximately 120 listed buildings, with nearly all buildings in the Corn Market, Market Square, and most of London Street being Grade II Listed. Properties of this age and historical significance require specialist assessment to identify defects common to traditionally constructed buildings, including dampness issues, structural movement, and the condition of historic fabric. Our surveyors are familiar with the special considerations required for listed buildings and will advise on any necessary consents or restrictions.

Faringdon's economy also influences the property market significantly. The town serves as a dormitory community for workers commuting to Oxford, Swindon, and other employment centres, with median annual earnings around £26,000. The professional, scientific, and IT sector accounts for 27.5% of all jobs in the area, and the town has a strong skilled construction and engineering base. This economic profile means properties often command premium prices, making a thorough survey even more important for protecting your substantial investment.

• Clay shrink-swell subsidence risk
• River and groundwater flood risk
• Large proportion of older listed properties
• Traditional construction methods
• Recent rapid development activity

Based on our experience surveying properties in the Faringdon area, several defect categories appear frequently. Dampness is perhaps the most common issue, particularly in older properties with solid walls. Penetrating damp often occurs due to porous coral-rich limestone brickwork, defective pointing, or failing window seals. Rising damp can result from defective or missing damp-proof courses, or from external ground levels being built up above the DPC. Condensation is also prevalent, especially in properties where modern repair techniques have reduced natural ventilation without adequate alternative provision.

Structural movement is another significant concern in the area. While slight cracking can be benign, more serious movement can be caused by progressive foundation movement related to clay shrink-swell, cavity wall tie failure, or inadequate support above openings. Our surveyors are trained to identify the signs of structural problems, including cracks in walls, tilting chimney stacks, and gaps where walls meet floors. Properties in areas with mature trees, particularly those with clay soils, require especially careful assessment of foundation conditions. The underlying geology of Oxford Clay, Kimmeridge Clay, and Gault Clay makes this a priority consideration in our surveys.

Roof defects are frequently identified during surveys, including slipped or missing slates, vegetation growth in gutters causing water penetration, and water staining on upper-floor ceilings indicating past or present leaks. Poor drainage is also common, with inadequate systems leading to cracks in foundations, mould growth, and dampness. In properties with suspended timber floors, blocked air bricks or inadequate sub-floor ventilation can lead to moisture build-up and timber rot. Given Faringdon's history of quarrying for limestone, sands, and gravels, we also pay attention to any signs of ground stability issues near former quarry sites.

• Damp (penetrating, rising, condensation)
• Structural movement and cracking
• Roof damage and gutter problems
• Poor drainage and ventilation
• Rotten timber and woodworm
• Defective windows and doors
• Ground stability concerns near former quarry sites

If you are considering purchasing a listed building in Great Faringdon, it is essential to understand the planning constraints that come with ownership. The town has 3 Grade I and approximately 117 Grade II Listed Buildings and Structures, with nearly all buildings in the Corn Market and Market Square being Grade II Listed. Listed building consent is required for alterations and extensions, affecting both exterior and interior elements. Unauthorised work to a listed building is a criminal offence, and our survey report will flag any visible alterations that may require retrospective consent.

For properties within the conservation area, permitted development rights may be restricted, requiring planning permission for some works that might not otherwise need it. The Faringdon Neighbourhood Plan aims to ensure new development respects the special character of the town and delivers a range of housing types. Our surveyors understand these constraints and will note any features of historical or architectural significance in our report, helping you understand the responsibilities that come with owning a historic property in this area.

For buyers considering properties in new developments, there are different considerations. Recent planning approval for 190 new homes on land south of Highworth Road was secured in October 2025, indicating continued growth in the area. Properties in these new developments may still benefit from a Level 3 survey to identify any construction defects or issues with sustainable building features that may not be apparent during a viewing.