RICS Level 3 Building Survey Newton Tony

Newton Tony presents a unique property landscape that demands careful structural assessment. The village sits on Upper Chalk geology and lies within a conservation area that contains a significant concentration of listed buildings, including the Grade I listed Wilbury House, the Church of St Andrew, and numerous Grade II properties such as West Farmhouse and Beechfield Cottage. Properties in this area were constructed using traditional methods including flint with limestone dressings, red brick, and in some cases surviving mud-and-thatch walls, all of which require expert understanding during a survey. Our surveyors have extensive experience assessing these traditional construction methods and can identify issues that generic surveys often miss.

The village has seen various phases of development from the 17th century through to the 1960s, with properties ranging from historic farmhouses like Manor Farm to mid-century developments including St. Just Close bungalows and The Croft council houses. This variety means that every property presents different potential issues, from aging thatched roofs to structural movement in period brickwork. We recently surveyed a property in The Croft that demonstrated the types of issues common to post-war construction, including concrete foundation concerns and original window frame deterioration that required detailed assessment.

Flood risk from the River Bourne is a genuine concern for properties in Newton Tony, with flood warnings issued as recently as January and March 2024. Our surveyors check for signs of previous flooding, water damage, and drainage issues that are particularly relevant in this riverside village. We also assess the condition of septic tanks and private drainage systems, which are common in rural properties here. During our inspections we examine external ground levels relative to the property, the effectiveness of existing drainage, and any evidence of past water ingress that could affect your investment.

The village's rural character means many properties rely on private water supplies, septic tanks, and soakaway systems rather than mains connections. Our Level 3 survey includes thorough assessment of these systems, which is particularly important given that failures can involve significant repair costs. We inspect the condition of septic tanks, examine drainage fields for signs of overload or failure, and provide guidance on maintenance requirements that will be your responsibility as the new owner.

• Conservation area restrictions
• Listed building compliance
• Flood risk assessment
• Period property defects
• Drainage and soakaway systems
• Thatched roof condition
• Private water supplies
• Septic tank inspection

Properties in Newton Tony face several specific challenges that our Level 3 surveys address in detail. The village's age means many properties have some form of historic fabric that requires careful assessment. Flint wall construction, while beautiful, can be prone to mortar erosion and water penetration if not properly maintained. We examine the pointing in detail, looking for gaps, crumbling mortar, and signs of previous repointing that may have used inappropriate cement-based mortars which can trap moisture and cause stone decay.

Lime mortar used in older properties is softer than modern cement and requires different repair approaches. When properties have been repointed with cement mortar, this can cause moisture to be trapped within the wall, leading to damp issues and potential frost damage to the flint. Our surveyors can identify these problems and recommend appropriate conservation-compatible repairs that will allow the building to breathe properly. This is particularly important for listed buildings where inappropriate repairs can require costly reparation work.

The proposed development of 12 new homes by the RSPB at Manor Farm, currently in consultation, highlights the ongoing evolution of the village. However, the existing housing stock remains predominantly older period properties that have been adapted over generations. These properties often have non-standard construction methods, hidden timber framing, and historic damp issues that only become apparent with a thorough structural survey. We have found that many properties in the village have hidden timber frames that were covered over during previous renovations, and these can be prone to rot if moisture has penetrated.

Our surveyors are experienced in assessing properties across Wiltshire and understand how local geology affects building performance. The chalk geology underlying Newton Tony generally presents low shrink-swell potential, but the proximity to the River Bourne means drainage and surface water management are critical considerations. We check ground levels, hard landscaping, and the effectiveness of existing drainage systems. We also examine the condition of soakaway systems, which are essential for properties not connected to mains drainage, and assess whether they are functioning properly or may require attention.

• Flint wall condition and mortar state
• Thatched roof lifespan and maintenance
• Timber frame integrity
• Damp and condensation issues
• Drainage and soakaway capacity
• Conservation compliance
• Foundation and ground floor assessment
• Roof structure and insulation