RICS Level 3 Building Survey in Hankerton

Hankerton presents specific challenges for property buyers that make a RICS Level 3 Survey essential. The village features numerous pre-1919 Cotswold stone properties, many of which are listed or located within the Conservation Area. These historic homes often have solid wall construction using local limestone, which can suffer from damp issues if drainage has become compromised or if inappropriate modern renders have been applied. We have encountered numerous properties where breathable lime mortar has been replaced with cement render, trapping moisture and causing significant damage to the stone fabric.

The local geology presents additional considerations. The underlying Jurassic limestone is typically underlain by clay in some areas, creating a moderate to high shrink-swell risk that can lead to foundation movement. We are familiar with these ground conditions and will specifically look for signs of subsidence or movement that might indicate problems with the foundations. Properties with mature trees nearby are particularly susceptible to clay shrink-swell as tree roots extract moisture from the soil, causing it to contract, followed by expansion during wet periods.

Surface water flood risk affects certain areas of Hankerton, particularly in low-lying locations near watercourses. The River Avon catchment area passes nearby, and properties in these zones may have existing damage from water ingress that requires detailed assessment. We include evaluation of flood risk and any associated property damage in every Level 3 survey we produce for the area.

With a population of approximately 334 residents across 137 households, Hankerton remains a tight-knit rural community where property transactions often involve local knowledge. We understand which roads have particular issues, which developments were built on historical landfill, and which properties may have been subject to past structural interventions that merit closer inspection.

• Pre-1919 Cotswold stone properties
• Properties in Conservation Area
• Listed buildings
• Properties with visible cracking
• Homes near watercourses
• Large detached houses

Our experience surveying properties throughout the Hankerton area has identified several recurring issues that buyers should be aware of. Damp problems are particularly common in older Cotswold stone properties, where solid walls lack the damp proof course found in modern construction. Rising damp can occur where ground levels have been raised over time, while penetrating damp often affects walls exposed to prevailing winds from the west. We use moisture meters and thermal imaging where appropriate to identify damp that may not be visible to the untrained eye.

Timber defects represent another significant concern in the local housing stock. Woodworm infestation is frequently found in older roof structures and floor timbers, particularly in properties that have been poorly maintained or with inadequate roof ventilation. Both wet and dry rot can affect joists, rafters, and lintels, especially where condensation has been allowed to build up over years. We will probe accessible timber to assess its condition and identify any active infestation that may require treatment.

Roofing issues are particularly relevant given the prevalence of natural stone slate roofs in Hankerton. These historic roofs often require specialist repair using appropriate materials, and deterioration of leadwork around chimneys and valleys is a common finding. We will assess the remaining life expectancy of the roof covering and flag any urgent repairs needed. Many local properties have roofs that are approaching the end of their practical lifespan, and this information is valuable for budgeting purposes.

Structural movement and cracking can occur in properties built on clay soils, particularly where foundations are shallow or where trees have been planted close to the building in recent decades. While significant movement is relatively rare, we frequently identify minor cracking that indicates ongoing movement that may require monitoring or remedial work. Our report will distinguish between cosmetic cracks and those indicating more serious structural concerns.

• Damp in solid stone walls
• Woodworm and rot in timbers
• Stone slate deterioration
• Defective leadwork
• Cracking from foundation movement
• Inadequate insulation