RICS Level 3 Building Survey in Kemerton

Kemerton is a picturesque village at the foot of Bredon Hill, characterised by its historic Cotswold cottages and period family homes. Many properties in this area date back to the Regency period or earlier, constructed using traditional methods with local stone and brick. While these properties possess significant character and charm, they also present unique challenges that only a comprehensive RICS Level 3 survey can thoroughly assess. The age of these properties means that wear and tear, latent defects, and historical alterations may not be visible without specialist investigation.

The village sits within a Conservation Area, which means properties are subject to specific planning constraints designed to preserve the historic character. This has implications for any renovation or repair work you may undertake after purchase. Our surveyors understand these local constraints and will flag any issues that may require listed building consent or approval from the local planning authority. They can also advise on appropriate materials and methods for any necessary repairs, ensuring compliance with conservation requirements.

Recent property sales in the area demonstrate the variety of housing stock available. A 5-bedroom detached house sold for £845,000 in November 2024, while a 3-bedroom terraced property reached £475,000 in September 2024. The market also includes more modest properties, with semi-detached homes selling between £220,000 and £423,000, and flats beginning from around £141,000. Regardless of the property value, a thorough survey provides essential protection for your investment.

The local geography also plays a role in property condition. Kemerton's position at the base of Bredon Hill means properties can be affected by ground conditions specific to the area, including clay soils that may cause subsidence movement in older foundations. Our surveyors are familiar with these local ground conditions and will pay particular attention to signs of movement or structural stress that might be related to ground conditions. They will also assess any retaining walls or terraced gardens that are common in this hilly village location.

• Traditional Cotswold stone construction
• Period features requiring specialist assessment
• Conservation Area planning constraints
• Age-related defects common in older properties
• Local ground conditions affecting foundations

Properties in Kemerton, being predominantly period homes, often share common defects that our surveyors know to look for. Rising damp is frequently encountered in older properties, particularly where original damp-proof courses have failed or were never installed. This can lead to timber decay, plaster damage, and potential health issues if left untreated. Our surveyors use moisture meters and visual assessment to identify damp problems and recommend appropriate remediation. In properties with solid walls, which are common in the village, damp penetration can be particularly problematic during wet winters.

Timber defects are another significant concern in older properties. Woodworm, wet rot, and dry rot can affect structural timbers, floorboards, and window frames. Given that many Kemerton properties feature original timber-framed construction or traditional wooden floor structures, these issues require thorough investigation. Our Level 3 survey provides detailed assessment of timber condition, including access to hidden areas where possible. We will inspect floor voids and roof spaces where access permits, using ladders and torches to examine areas that are not visible from ground level.

Roof problems are commonly identified in period properties, with issues ranging from slipped tiles and deteriorated leadwork to more serious structural concerns with roof trusses or rafters. The surveyor will inspect the roof space internally and externally where safely accessible, assessing the condition of tiles, flashings, and pointing. Given the traditional construction of many Kemerton roofs, particular attention is paid to the integrity of the roof structure. Many older roofs in the area were constructed with traditional peg tiles that can become brittle with age.

Electrical and plumbing systems in period properties often require careful assessment. Original wiring may not meet current regulations and could present a fire risk, while old plumbing systems may use lead pipes or galvanised steel that should be replaced. Our survey will identify these issues and recommend appropriate action. We also check for adequate insulation, which is often lacking in older properties, and advise on improvements that could reduce your energy costs.

• Rising and penetrating damp
• Timber rot and woodworm
• Roof defects and deterioration
• Outdated electrical systems
• Plumbing and drainage issues
• Structural movement or subsidence