RICS Level 3 Building Survey NG12 2

Our RICS Level 3 Building Survey provides an exhaustive examination of your property's condition, going far beyond the basic visual inspection offered by standard surveys. Our inspectors assess all accessible areas of the building, including the roof space, sub-floor areas, walls, floors, ceilings, doors, and windows. We examine the condition of timbers for signs of rot or woodworm, check for damp penetration and rising damp, inspect roof coverings for damaged or slipped tiles, and evaluate the condition of gutters, downpipes, and drainage systems.

In NG12 2, where many properties feature traditional red brick construction with tiled roofs, particularly in the historic village of Plumtree which falls within a designated Conservation Area, our surveyors pay special attention to the specific defects common to these age of property. The area's geology, predominantly Mercia Mudstone with its associated shrink-swell potential, means we carefully inspect foundations and walls for signs of subsidence or heave, which can be particularly problematic for older properties with shallow foundations or those situated near large trees.

Our detailed report includes a thorough condition rating system that clearly identifies defects requiring immediate attention, those that should be monitored, and those that represent legal or safety concerns. We provide specific recommendations for repairs, further investigations by specialists, and estimated costs where possible. For properties in flood risk areas adjacent to the River Trent and its tributaries, or those in the Conservation Area with listed buildings, we include specific advice on planning constraints and environmental risks that may affect your intended use of the property.

We also assess the construction era-specific defects common to properties throughout NG12 2. Properties built before 1919 typically feature solid wall construction using 9-inch or 13-inch brickwork with lime mortar, which requires different assessment criteria than modern cavity wall construction. Properties from the inter-war period (1919-1945) and post-war developments (1945-1980) each have their own characteristic defects that our experienced surveyors know to look for.

• Full structural inspection
• Damp and timber assessment
• Roof and gutter examination
• Foundation and subsidence check
• Drainage inspection
• Electrical and plumbing overview
• Energy efficiency observations
• Conservation and planning advice

Understanding the construction methods used in NG12 2 properties is essential for providing an accurate survey assessment. The majority of properties in villages like Plumtree and Tollerton were built before 1919 using solid wall construction, typically with 9-inch or sometimes 13-inch brickwork. These solid walls were laid using lime mortar, which allows moisture to escape more freely than modern cement-based mortars. Our surveyors understand that these traditional construction methods require different assessment criteria, particularly when evaluating damp penetration or structural movement.

Properties constructed between 1919 and 1945 began to see the introduction of cavity wall construction, though many still used solid wall methods. The post-war period (1945-1980) saw the widespread adoption of cavity wall construction with a brick outer leaf and block inner leaf, along with concrete tiled roofs and concrete ground floors. These properties often have different defect profiles, including issues related to cavity insulation installation and concrete degradation. Properties built after 1980 typically feature modern cavity wall construction with insulation within the cavity, though some developments use timber frame methods.

The geological conditions beneath NG12 2 significantly influence property performance. The underlying Mercia Mudstone, a red silty mudstone, creates moderate to high shrink-swell potential in clay soils. When properties are built on this geology, particularly where superficial deposits include glacial till, foundation movement can occur during periods of drought or excessive rainfall. Our inspectors carefully examine walls, ceilings, and external elevations for signs of this movement, including diagonal cracking near windows and doors, bulging walls, or uneven floor levels. Properties with large trees nearby are especially vulnerable, as tree roots extract moisture from the clay, causing it to shrink.

• Pre-1919 solid brick walls with lime mortar
• 1919-1945 transitional construction methods
• Post-1945 cavity wall construction
• Modern insulated cavity wall systems
• Traditional and modern roofing methods

Our inspectors regularly identify several common defects when surveying properties throughout the NG12 2 area. Given the predominance of older properties in villages like Plumtree and Tollerton, rising damp and penetrating damp are frequently encountered issues, often resulting from failed damp proof courses, inadequate ventilation, or deteriorating pointing in the brickwork. Traditional solid-wall properties built before 1919 are particularly susceptible to these problems, especially where maintenance has been neglected. Our surveyors use moisture meters and professional judgment to assess the extent of damp problems and recommend appropriate remediation.

Timber defects represent another significant concern in this area. Woodworm infestation and both wet and dry rot are commonly found in older properties, particularly in roof spaces and ground floor timbers where damp conditions exist. Our surveyors carefully probe timber elements and assess their condition, recommending specialist inspections where necessary. The underlying Mercia Mudstone geology, which presents a moderate to high shrink-swell risk, means we also pay close attention to structural movement. Properties on clay soils can experience subsidence during dry periods or heave when moisture levels increase, especially where trees are located near buildings or drainage is inadequate.

Roofing issues are prevalent throughout NG12 2, with worn and weathered tiled roofs, defective leadwork, and damaged gutters requiring regular attention. Many period properties in the area retain their original roof coverings, which while characterful, may be reaching the end of their serviceable life. Our inspectors examine roof spaces thoroughly, looking for signs of past or current leaks, inadequate insulation, and the condition of supporting timber structures. Defective leadwork around chimneys, valleys, and abutments is particularly common in older properties.

Flood risk is a genuine consideration for properties in certain parts of NG12 2, particularly those adjacent to watercourses like the River Trent and Fairham Brook. Our surveys include assessment of any existing flood damage, the adequacy of flood resilience measures, and recommendations for properties in high-risk areas. Surface water flooding is also a concern in various locations due to local topography, and we note any evidence of this in our reports. Properties in designated flood zones may require specific insurance arrangements and flood resilience improvements.

Structural cracking related to foundation movement is encountered frequently in NG12 2. The shrink-swell behavior of Mercia Mudstone clay means properties can experience differential movement, particularly during prolonged dry spells or where drainage is inadequate. Our inspectors examine walls internally and externally for signs of movement, including cracks that are wider at the top than the bottom (indicating heave) or wider at the bottom (indicating subsidence). We assess whether cracking is active or historic and provide appropriate recommendations, which may include monitoring or referral to a structural engineer.