RICS Level 3 Building Survey Hormead

The Level 3 Survey provides a much more detailed examination of the property, including comprehensive assessment of all accessible areas, specific repair cost estimates, and detailed advice on renovation and maintenance. For older properties in Hormead with traditional construction, this deeper analysis is particularly valuable as it addresses issues specific to period buildings. The Level 3 also includes assessment of the property's energy efficiency and recommendations for improvements, which can be particularly useful for older properties that may have poor thermal performance. Unlike the Level 2, which provides a basic condition report, the Level 3 gives you our professional judgment on the property's overall condition and future maintenance requirements.

The inspection typically takes between 2-4 hours depending on the size and complexity of the property. Larger properties or those with complex historic construction may require additional time. We allow sufficient time for a thorough examination of all relevant elements. For the larger detached properties in the Hormead area, which average over £950,000, we typically schedule a minimum of 3 hours to ensure a comprehensive assessment. Properties with thatched roofs or particularly complex historic construction may require a full morning or afternoon.

Yes, we encourage buyers to attend the inspection where possible. This gives you the opportunity to see any issues firsthand and ask questions as they arise. Our inspectors are happy to provide verbal observations during the site visit. We find that clients who attend gain a much better understanding of the property and can see firsthand any areas of concern. This is particularly useful for first-time buyers who may not be familiar with the types of issues that can affect period properties.

We aim to deliver your completed report within 5-7 working days of the inspection. If you require the report urgently, please let us know and we will endeavour to accommodate your timeline. For properties in the Hormead area where chain transactions are common, we understand that timing can be critical and will do our best to expedite the report where possible. The report is delivered electronically via email, with a printed version available on request.

If significant issues are identified, we provide detailed explanations of the problem, its implications, and recommended next steps. This may include further specialist investigations, negotiation with the seller for repairs or price reduction, or in some cases, reconsideration of the purchase. Our reports are designed to give you the information you need to make informed decisions. We can also put you in touch with specialist contractors if you need quotes for remedial work, though we always recommend obtaining multiple quotes for any significant repairs.

Yes, our surveyors have experience inspecting thatched properties, which are common in the Great Hormead Conservation Area. We understand the specific issues affecting thatched roofs, including the condition of the thatch, underlying timber structure, and any signs of past repairs or water penetration. We check the age and condition of the thatch, look for signs of mammal damage or water staining, and assess the condition of the rafters and purlins in the roof space. Our reports specifically highlight any concerns with thatched roofs and recommend appropriate specialist inspections where necessary.

Properties in conservation areas like Great Hormead often have additional considerations that affect both the survey and any future renovation plans. Our surveyors are familiar with the specific requirements of conservation areas and can identify issues that may require listed building consent or planning permission. We assess the condition of historic features and note any alterations that may have been carried out without appropriate permissions. This is particularly important for buyers who may want to make changes to the property in the future, as obtaining retrospective consent can be both expensive and time-consuming.

Based on our experience surveying properties in the Hormead area, we commonly find issues related to the age of the housing stock, including timber decay in older properties, historic movement in brickwork, and deterioration of traditional features. We also frequently identify issues with drainage, particularly in properties near the River Quin where ground conditions can be challenging. Thatched roofs require specialist attention, and we often find that previous repairs may not have been carried out to appropriate standards. Many properties also have old electrical and plumbing installations that would benefit from updating.