RICS Level 3 Building Survey in Great Tew

Great Tew's housing stock presents particular challenges for surveyors due to the prevalence of traditional Cotswold stone construction. The distinctive honey-coloured limestone walls, while beautiful, require specialist knowledge to assess properly. Our inspectors understand how these solid wall constructions perform over time, particularly given the village's mix of properties dating from different eras, many pre-dating 1900. The traditional double-leaf stone wall construction, with its lime mortar joints, behaves differently from modern cavity walls and requires specific expertise to evaluate.

The Jurassic limestone geology underlying Great Tew, part of the Great Oolite Group, generally presents a lower shrink-swell clay risk compared to other parts of Oxfordshire with heavier clay deposits. However, this does not mean properties are without structural concerns. Older properties often have shallow foundations or no formal foundations at all, which can lead to movement issues particularly where drainage is poor or trees have been planted near buildings. Our Level 3 Survey specifically investigates these potential problem areas, examining the relationship between the property and its surrounding ground conditions.

Many properties in Great Tew fall within the designated Conservation Area or hold listed building status, meaning they may have been subject to historic alterations that require careful assessment. Our surveyors are experienced in identifying issues such as inappropriate modernisations, compromised structural elements, or work that may not have received proper planning consent. West Oxfordshire District Council maintains strict planning controls in this area, and understanding compliance with historic building regulations is essential for any future renovation plans.

• Traditional Cotswold stone construction
• Historic solid wall properties
• Conservation Area restrictions
• Listed building considerations
• Age-related structural movement
• Drainage and foundation concerns

Properties in Great Tew predominantly feature traditional Cotswold limestone construction, with walls typically constructed from locally sourced honey-coloured oolitic limestone. This distinctive building material, quarried from the Jurassic limestone deposits beneath the village, gives Great Tew its characteristic warm golden appearance. The walls are often double-leaf stone construction with a rubble core, built without cavity gaps and relying on lime mortar for both structural integrity and moisture regulation. Understanding this construction method is essential for assessing defects, as modern cement-based mortars can actually cause more harm than good in these traditional structures.

Roofing throughout the village typically consists of stone slates or natural slates, with some older properties having traditional thatched roofs. The roof structures are generally timber-framed, often with pegged joints characteristic of historic carpentry. Many properties have original oak beams visible internally, which our surveyors carefully inspect for signs of movement, insect damage, or structural modification. The age of these timber elements means that woodworm and wet rot are common concerns that our Level 3 Survey specifically addresses.

Foundation construction in older Great Tew properties varies considerably. While some Georgian and Victorian properties may have relatively deep stone footings, many earlier cottages were built directly on the ground or on very shallow stone foundations. This can lead to differential movement, particularly where drainage is inadequate or where mature trees have developed extensive root systems. The proximity of the River Evenlode and smaller watercourses through the village also influences ground conditions, with some lower-lying areas experiencing seasonal water table fluctuations that can affect foundation performance.

Our experience surveying properties throughout the Cotswolds and West Oxfordshire region has identified several recurring issues that affect homes in areas like Great Tew. Understanding these problems helps you know what to expect from your survey report. We regularly find similar defects in properties across this area, from the village centre near the church to the newer developments approaching the A361.

Damp penetration represents one of the most frequent concerns in older Cotswold stone properties. Solid walls without modern damp-proof courses can suffer from rising damp, particularly where ground levels have been raised over years of landscaping. Penetrating damp often affects walls exposed to prevailing winds, especially where pointing has deteriorated or been incorrectly repaired with cement-based mortars instead of traditional lime mortar. Our surveyors use moisture meters to assess the extent of damp penetration and identify likely causes.

Timber defects affecting roof structures and floor joists are common in properties of any significant age. Roof timbers may show signs of woodworm infestation, wet or dry rot, or damage from previous leaks. In properties where the original thatched or stone slate roofs have been replaced, we often find that the underlying structure was not adequately strengthened for the new roofing material. This is a particular concern in Great Tew where many roofs have been re-covered over the decades.

Stone wall movement, manifesting as cracking or bulging, can occur due to various factors including foundation movement, thermal expansion, or structural overload. While some minor cracking is normal in age properties, our surveyors assess each situation carefully to determine whether movement is active and what remediation might be required. We look for signs of previous repair work, such as metal stitching or resin injection, which indicates past structural issues.

• Rising and penetrating damp
• Timber rot and woodworm
• Stone wall cracking or movement
• Deteriorated pointing and mortar
• Historic roofing defects
• Inadequate insulation
• Drainage and guttering issues
• Surface water flooding

While Great Tew benefits from a generally favourable location regarding river flooding, with the village situated away from major flood plains, surface water flooding remains a concern in certain areas. Some lower-lying parts of the village, particularly near watercourses and natural drainage paths, have medium to high surface water flood risk during periods of heavy rainfall. Our survey includes assessment of these risks and will flag any concerns based on the property's specific location within the village.

The local geology of Jurassic limestone means that ground conditions are generally stable, with low shrink-swell clay risk across most of the village. However, localised pockets of made ground or disturbed soil, particularly around historic extensions or garden structures, may present different characteristics. Our surveyors are alert to these variations and will investigate any signs of ground movement or subsidence that might indicate problematic ground conditions.

Given Great Tew's rural setting, properties may also be affected by environmental factors such as Japanese knotweed or other invasive species in neighbouring fields or boundaries. While not a structural issue per se, the presence of such plants can affect property values and require specialist treatment. Our survey reports highlight any environmental concerns noted during the inspection.