RICS Level 3 Building Survey in Huntley

The RICS Level 3 Survey, also known as a Building Survey, is designed for all property types but is particularly important for older homes, period properties, and buildings with significant defects. Our inspectors conduct a thorough visual inspection of all accessible areas of the property, including the roof space, under-floor areas, and outbuildings. The survey examines the condition of walls, floors, ceilings, doors, and windows, along with the structural elements including foundations, walls, floors, and roofs.

For Huntley properties, our surveyors pay special attention to local construction characteristics. Many homes in the area feature traditional stone construction using local red sandstone and honey-coloured Cotswold stone, as seen in the Grade I listed Church of St John the Baptist and Huntley Manor. These traditional materials can present specific challenges including stone deterioration, mortar erosion, and moisture penetration that require experienced assessment. Our surveyors understand how these materials behave in the local climate and can identify issues that might otherwise be missed.

The Level 3 Survey includes a comprehensive analysis of the property's structural integrity, identifying any signs of subsidence, settlement, or movement. Our surveyors check for cracks in walls, uneven floors, and doors or windows that stick, which could indicate underlying structural issues. The report also assesses the condition of the roof covering, flashings, chimneys, and parapet walls, along with the condition of gutters and drainage systems.

Huntley sits in an area with specific geological considerations. The nearby Huntley Quarry exposes Ordovician to Silurian volcanic rocks and Triassic Bromsgrove Sandstone, which can influence soil conditions in the surrounding area. Properties built on clay-rich soils may be susceptible to shrink-swell movement, particularly during periods of drought or heavy rainfall. Our surveyors understand these local ground conditions and will specifically assess signs of subsidence or movement related to soil instability.

• Structural assessment
• Roof condition
• Wall and foundation inspection
• Damp and moisture analysis
• Timber decay detection
• Electrical and plumbing visibility
• Boundary and outbuilding review
• Legal requirements summary

Properties in Huntley and the surrounding Forest of Dean area exhibit a variety of construction methods that reflect the local building traditions and available materials. Traditional cottages in the village typically feature solid wall construction, either of stone or brick, with lime mortar pointing that allows the building to breathe. Understanding these construction methods is essential for identifying appropriate repair strategies and avoiding modern materials that could cause damage to historic fabric. Our surveyors are experienced in assessing these traditional buildings and can advise on the most appropriate maintenance approaches.

Many period properties in Huntley feature original timber-framed construction with wattle-and-daub or lath-and-plaster infill panels. These structures require specialist assessment to evaluate the condition of the timber framing, identify any evidence of beetle activity or rot, and assess the integrity of the structural frame. The Forest of Dean's historical mining activity has also left its mark on some properties, with former mine workings potentially affecting ground stability in certain areas that our surveyors will consider.

Extensions and alterations to properties over the years have created a varied building stock in Huntley, with different construction types often found within a single property. Our detailed inspection examines each section of the building separately, assessing the condition of modern additions alongside historic elements. This comprehensive approach ensures that you understand any potential issues arising from the junction between different construction types or materials.

Huntley village contains a notable concentration of listed buildings, including the Grade I listed Church of St John the Baptist and numerous Grade II listed structures such as Huntley Manor, Huntley Court, and traditional barns throughout the area. If you are purchasing a listed property, our surveyors assess the condition of historically significant features and identify any maintenance concerns that may require specialist heritage contractors. Understanding the condition of listed buildings is crucial, as restoration work often requires Listed Building Consent and must follow strict conservation guidelines.

The village has seen limited new-build development in recent years. The Hunters Copse development on Tibberton Lane, offered by Cotswold Oak Homes, comprised seven 3, 4, and 5-bedroom homes but is now sold out. Some individual newer properties constructed by local developers have come to the resale market, including homes at Poplars Grove. When surveying newer properties, our inspectors check for common construction defects, the quality of materials and workmanship, and ensure everything meets current building regulations.

Surface water flooding represents a consideration for some properties in the Huntley area, with between 5-25 properties identified as being at some risk. While overall flood risk is considered low, our surveyors will assess the property's drainage systems, ground levels, and any signs of past water ingress. Understanding these risks helps you plan for appropriate insurance and any necessary flood mitigation measures.

The Forest of Dean district, including Huntley, falls under the planning guidance of Forest of Dean District Council, which maintains 27 conservation areas with additional planning controls. Our surveyors are familiar with local planning requirements and can advise on any implications for future alterations or extensions to the property. This local knowledge is invaluable when considering the long-term potential of your property investment.

Our surveyors frequently identify several recurring issues when inspecting properties in the Huntley area. Stone deterioration is common in older properties, with freeze-thaw cycles causing damage to porous stonework and mortar erosion leading to void formation in pointing. The local red sandstone and Cotswold stone used in many buildings, while beautiful, require ongoing maintenance to prevent water ingress and structural compromise.

Roof defects are another frequent finding, particularly in period properties where original slate or tile roofs have exceeded their expected lifespan. Our inspectors carefully examine roof coverings for missing or broken tiles, slipped slates, and deteriorated flashings around chimneys and valleys. Given the age of many properties in Huntley, we often find that roof structures require attention, with replacement or significant repair recommended in some cases.

Rising damp and penetrating damp affect numerous properties throughout the Forest of Dean, often resulting from damaged or missing damp-proof courses, blocked sub-floor ventilation, or deterioration in render and pointing. Our surveyors use their experience to identify the source of moisture problems and recommend appropriate remediation. Timber decay, including wet rot and dry rot in floor joists, window frames, and roof timbers, is also commonly encountered, particularly where properties have suffered from prolonged damp penetration.