RICS Level 3 Building Survey GU5

Our RICS Level 3 Building Survey provides a thorough examination of all accessible areas of the property. The inspector will assess the condition of the roof space, examining rafters, joists, and insulation, as well as checking for signs of rot, pest infestation, or inadequate ventilation. In GU5 properties, where many homes feature traditional pitched roofs with clay tiles, our surveyors pay particular attention to tile condition, mortar integrity, and the state of lead flashings around chimneys and dormer windows. We also examine flat roof sections, which are sometimes found on extensions and garage conversions in the area, noting any signs of ponding or membrane deterioration that could lead to leaks.

The survey includes a detailed assessment of the walls, examining both external and internal faces where accessible. Our inspectors look for cracks indicating structural movement, signs of damp penetration, and the condition of pointing and render. Many properties in the GU5 area date from the Victorian and Edwardian periods, meaning we frequently encounter solid wall construction without cavity insulation, which can be more susceptible to damp issues. We also check the condition of windows, doors, and joinery, noting any areas of decay or inadequate sealing that could lead to water ingress. In period properties with timber frames, we pay special attention to the condition of load-bearing elements and any signs of beetle activity or rot in structural timbers.

Foundation and substructure assessment is a critical component of the Level 3 survey. Our inspectors examine the property for signs of subsidence, settlement, or ground movement, which can be particularly relevant in areas with clay soils that are prone to shrink-swell behaviour during periods of drought or heavy rainfall. While GU5 is not specifically noted for significant mining history, we still check for any signs of historical ground disturbance that might affect the property's structural integrity. We also assess drainage, looking at guttering, downpipes, and any visible drainage runs to identify potential issues that could cause dampness or structural damage over time. For properties in the GU5 area, groundwater flooding can be a concern in certain locations, so we note any visible signs of past water ingress or drainage problems that might indicate a heightened flood risk.

The survey also covers building services that are visible and accessible. We note the condition of electrical consumer units, plumbing pipework, and heating systems where visible. We do not test these systems or certify their compliance with current regulations, but we do highlight any obvious safety concerns or visible defects that warrant further investigation by a qualified specialist. This is particularly important in older properties where wiring or plumbing may not meet current standards.

• Comprehensive roof space inspection
• Detailed wall and damp assessment
• Foundation and structural movement check
• Windows, doors, and joinery condition
• Drainage and guttering inspection
• Electrical and plumbing visible condition
• Fire safety and escape route assessment

The GU5 postcode area covers a range of villages and hamlets in the Surrey Hills, each with distinct property types. In Shere and Gomshall, you will find a mix of period cottages, Victorian terraced houses, and more modern developments. These villages have seen new build activity in recent years, with developments like Tillingbourne Gardens in Gomshall offering shared ownership properties through Gascoigne-Pees. Our surveyors are experienced in assessing both older character properties and newer builds, understanding the different defect patterns each type presents. Gomshall itself benefits from a train station with regular services to Guildford, making it popular with commuters, which has driven demand for both period and modern properties.

The outlying areas of GU5, including Peaslake, Albury, and Chilworth, feature larger detached properties set in generous plots. Many of these homes are substantial period residences or modern executive houses in the Surrey Hills Area of Outstanding Natural Beauty. New developments in areas like Peaslane Lane feature modern detached houses with high-specification finishes, including air source heat pumps, Quooker taps, Siemens and Miele appliances, and ten-year structural warranties. Even new builds can benefit from a Level 3 survey, as our inspector can identify any snagging issues or construction defects that may not be apparent to the untrained eye. Lockner Mews in Chilworth offers luxury three-bedroom detached homes, while properties like Oak Lodge in Shamley Green represent bespoke country houses in highly sought-after locations.

Properties in the GU5 area can present specific challenges due to their often rural locations. Many homes rely on private water supplies, septic tanks, or individual drainage systems rather than mains connections. Our survey includes assessment of these elements where visible and accessible, noting any concerns about water quality, drainage capacity, or maintenance requirements. We also consider access issues, as some properties in this area have narrow lanes, limited parking, or challenging terrain that might affect future maintenance and renovation plans. For properties with private water supplies, we recommend independent water quality testing before purchase.

The character of housing in GU5 varies significantly between the village centres and more rural pockets. In the main villages, you will find Victorian and Edwardian terraces and semis, while the surrounding countryside features larger detached homes, many of which have been extended or renovated over the years. Some properties have been converted from agricultural buildings, bringing their own unique set of construction characteristics and potential issues. Our surveyors understand these different property types and can identify the specific defects most commonly associated with each construction method and era.

• Period cottages and terraced houses
• Modern family homes
• Detached executive properties
• New build developments
• Conversion properties
• Homes with land or outbuildings

Your RICS Level 3 report uses a clear condition rating system to help you understand the severity of any issues found. Properties are rated from 1 to 3, with 1 indicating no issues requiring attention, 2 meaning defects requiring attention but not serious repairs, and 3 indicating serious defects requiring urgent attention. The report also includes an overall opinion on the property's general condition, helping you gauge whether the property represents good value relative to its condition. This rating system follows RICS guidelines and is consistent across all RICS surveyors, giving you confidence in the professional standards applied to your assessment.

Each defect section in the report includes a description of the issue, an explanation of its cause, the implications for the property's performance and your safety, and recommendations for remedial action. Where relevant, we advise on whether you should engage specialist contractors for further investigation or quotes. This detailed analysis helps you prioritise maintenance and budgeting for the future, whether you are planning immediate renovations or preparing for long-term upkeep. For example, if we identify damp issues in a solid wall property, we will explain the likely cause and recommend appropriate remediation methods rather than simply noting the presence of damp.

The report also includes practical advice on ongoing maintenance that will help protect your investment over time. For properties in the GU5 area, this might include recommendations for managing timber-framed construction, maintaining clay tile roofs, or addressing drainage issues specific to properties in the Surrey Hills. This guidance helps you understand what to expect from your property and how to keep it in good condition for years to come. We also highlight any environmental risks specific to the area, such as potential groundwater flooding in certain locations, so you can make informed decisions about insurance and property protection.