RICS Level 3 Building Survey in Highnam

The housing stock in Highnam spans multiple eras, each presenting distinct characteristics and potential defects that a Level 2 HomeBuyer Survey might not fully uncover. The village centre around Highnam Green features older estate housing, while the core Maidenhall development was constructed primarily between the late 1940s and early 1960s, followed by further expansion in the early 1970s with estates within Oakridge. These post-war properties, while generally sound, can harbour issues related to their construction era, including potential problems with concrete foundations, roof coverings reaching the end of their lifespan, and the gradual deterioration of building fabrics over six decades. Our surveyors have identified numerous instances of concrete carbonation in post-war properties across the Maidenhall area, where the mix designs used in the 1950s and 1960s were less resistant to moisture ingress than modern equivalents.

Highnam's conservation character cannot be overstated. The village boasts numerous listed buildings, including the magnificent Grade I listed Highnam Court with its terrace walls, garden walls, former stable block, and ornamental grottoes, alongside the Church of the Holy Innocents and Grade II* structures like the Church of St Oswald Tower. Properties in proximity to these historic buildings or within any designated conservation area require particularly careful structural assessment, as alterations carried out over decades may not meet current building regulations or could have compromised structural elements. Our RICS Level 3 Survey provides the depth of investigation necessary to identify hidden defects, assess the condition of traditional building materials including lime mortar pointing that may have been inappropriately replaced with cement, and evaluate any alterations that may have been made to period properties over the years without appropriate consents.

The planned Bromford development of 95 new homes on land north and south of Newent Road will bring modern construction to the area, but if you are considering a purchase in the existing village, a detailed survey remains essential. Even newer properties can present issues, and the transition between old and new construction methods often reveals unexpected complications. Our surveyors approach each Highnam property with an understanding of local geology, the potential for shrink-swell clay movement in the wider Gloucestershire region, and the specific flood risk considerations that have been raised in local planning consultations. The ward member for Highnam has previously flagged concerns about surface water run-off affecting existing properties, particularly in areas with poor drainage.

If you are purchasing in Highnam, a Level 3 Survey is essential if your property falls into any of these categories. The investment in a detailed structural assessment protects you from costly repairs that might not be apparent during a basic viewing, and provides the ammunition you need to negotiate with sellers if issues are identified.

• Pre-1919 period properties requiring detailed structural assessment
• Listed buildings including Grade I, II* and Grade II structures
• Post-war housing from the 1940s-1970s
• Properties in or near conservation areas
• Large detached homes with complex roof structures
• Any property showing signs of structural movement or damp

The architectural heritage of Highnam creates a varied picture for prospective property buyers. The village has a population of approximately 1,917 according to the 2021 Census, with around 1,185 households based on 2011 data. Properties around the historic core, particularly those near Highnam Court and the Church of the Holy Innocents, likely feature traditional construction methods including solid brick walls, traditional lime mortar pointing, and original timber-framed elements. These buildings, while often structurally sound, require careful assessment for hidden defects such as rotting timber in floor joists, deteriorating lime render, and the condition of original chimney stacks that may have seen decades of exposure to Gloucestershire weather. Highnam Court itself dates back to at least the 1869 remodelling, and properties of similar vintage in the village may share construction characteristics that require specialist assessment.

The post-war expansion of Highnam, particularly in the Maidenhall and Oakridge areas, introduced different construction approaches common to the 1940s through 1970s. These properties may feature cavity wall construction, concrete tile roofs, and in some cases, system-built elements that require specialist assessment. Our surveyors understand these construction methods and can identify typical defects associated with each era, from condensation issues in poorly ventilated timber-framed walls to the gradual degradation of concrete components that were standard in post-war building. We have surveyed numerous properties in these areas and are familiar with the common issues that affect this age of housing stock, including the condition of original roof coverings that may be approaching or exceeding their expected lifespan.

The ongoing development activity in Highnam, including the substantial 95-home Bromford scheme on Newent Road, represents the newest phase of the village's growth. Bromford Housing purchased an 11-acre site with outline planning permission approved in December 2023, and construction is due to begin in early 2026. Even new-build properties benefit from a Level 3 Survey, as our inspectors can assess the quality of construction, identify any snagging issues, and verify that the property has been completed in accordance with relevant building regulations. For buyers in these new developments, a detailed survey provides reassurance that your significant investment meets expected standards. The development includes 47 homes for affordable rent and 48 for shared ownership, providing housing across two-, three-, and four-bedroom configurations.

The proximity of Highnam to the River Severn and the local landscape means that flood risk considerations are relevant for some properties in the area. Planning applications for new developments have raised concerns about surface water run-off, and our surveyors will assess drainage around the property and look for any signs of previous flood damage or water ingress. While Highnam is not in a high-risk flood zone, understanding the property's relationship to local drainage patterns is an important part of our assessment.