RICS Level 3 Building Survey in Old Cleeve

Old Cleeve presents a distinctive property landscape that frequently demands the detailed inspection only a RICS Level 3 Survey can provide. The village and surrounding parish contain a remarkable concentration of historic buildings, including properties dating back to the late medieval period. Oatway Cottage, for instance, represents a former late-medieval open hall house, while Timbers in Old Cleeve exemplifies a C17 farmhouse constructed using traditional methods. These older properties frequently feature construction techniques and materials that differ substantially from modern building standards, making professional assessment essential. The presence of the Church of St Andrew as a Grade I listed building, along with Binham Farmhouse and Chapel Cleeve Hotel at Grade II*, demonstrates the historical significance of the area's built environment.

The geological and environmental conditions in Old Cleeve also warrant careful consideration during property purchases. The area sits on the northeastern edge of Exmoor National Park and experiences a medium risk of flooding from rivers, the sea, and surface water, with the added threat of flash flooding that can occur rapidly during heavy rainfall. DEFRA has identified 104 settlements within Somerset, including Old Cleeve and surrounding areas, as being at risk of surface water flooding, affecting approximately 17,060 properties. Properties in certain locations may also be affected by historical mining activity, as the closure of local iron workings after 1881 suggests potential underlying subsidence risks that a detailed survey can help identify. Our inspectors are trained to recognise the signs of historical mining activity that might affect property foundations in this area.

Our inspectors understand the specific challenges posed by traditional Somerset construction materials. Many historic properties in the area are built using coursed blue lias rubble, often with brick relieving arches and thatched roofs, as seen at Timbers and other historic farmsteads. These materials require specialist knowledge to assess properly, and our surveyors are trained to identify the common defects associated with age, including damp penetration, timber decay, and issues arising from traditional building methods that may not be immediately apparent to untrained observers. We have extensive experience assessing the condition of thatched roofs, which are a distinctive feature of the local area and require particular expertise to evaluate properly.

The local planning landscape adds another layer of complexity for property buyers in Old Cleeve. The Old Cleeve Conservation Area imposes specific constraints on any alterations or extensions, and properties listed at various grades require listed building consent for many types of work. Recent planning applications in the area, including extensions to properties in Cleeve Park and changes of use for buildings like The Coach House, demonstrate ongoing development activity. Our survey will identify any alterations or extensions that may have been carried out without appropriate approvals, which is particularly relevant given the age and character of much of the housing stock in this area.

• Pre-1900 period properties
• Listed buildings in Old Cleeve Conservation Area
• Properties with thatched roofs
• Blue lias stone construction
• Properties near flood risk areas
• Former mining area properties

The team at Homemove brings specific expertise regarding the challenges facing property buyers in Old Cleeve and the surrounding Exmoor fringe. We understand that the village's position on a coastal ridge, combined with its underlying geology and historical land use, creates particular issues that our surveyors know to look for. The medium flood risk affecting the area, particularly from the nearby river channels and the potential for flash flooding, means we pay special attention to flood damage indicators, drainage systems, and the condition of lower-level accommodation. We have surveyed properties throughout the parish, from the village centre to outlying farms, and understand how flood risk varies across different locations.

Properties in Old Cleeve also reflect the area's economic history, which included iron working until the late 19th century. The closure of local iron workings after 1881 led to a rapid fall in population, and while specific current mining subsidence risk for the village requires verification on a site-by-site basis, our inspectors are experienced in identifying the signs of historical mining activity that might affect property foundations. We know to look for evidence of past ground disturbance, unusual settlement patterns, and other indicators that might suggest underlying issues related to historical mining activity. This local knowledge, combined with our understanding of traditional Somerset building techniques, ensures your survey addresses the real risks specific to this area.

The demographic profile of Old Cleeve, with 37.5% of residents aged 65 and over according to the 2021 Census, reflects a community with significant older housing stock. Many properties will have been subject to decades of occupancy and varying standards of maintenance. Our surveyors approach each inspection with the expectation of identifying age-related wear and tear, as well as any historic repairs that may not meet current building regulations. This thorough approach helps you budget accurately for any remedial work your new property may need. We have found that properties in areas with older demographics often present maintenance challenges that reflect the physical limitations of older owners, and we factor this into our assessments.

• Flood risk assessment
• Traditional building defect identification
• Conservation area compliance
• Listed building considerations
• Drainage and soakaway inspection
• Historical mining activity indicators

Our experience surveying properties throughout Old Cleeve and the surrounding Somerset countryside has revealed several recurring defect patterns that buyers should be aware of. Damp penetration is perhaps the most common issue we encounter, particularly in properties with solid wall construction that lack modern damp proof courses. The traditional building methods used in the area, including coursed blue lias rubble walls, can allow moisture to rise through the masonry, especially where external ground levels have been raised over time or where roof details have deteriorated. Our surveyors are trained to identify both the presence of damp and its underlying cause, which is essential for recommending appropriate remediation.

Timber decay represents another significant concern in Old Cleeve properties, where many buildings feature exposed timber frames, original joinery, and thatched roofs. Woodworm infestation, wet rot, and dry rot can all affect traditional timber elements, particularly where properties have experienced periods of inadequate heating or ventilation. We inspect all accessible timber for signs of decay, including probing where necessary, and assess the condition of any structural timbers that might be affected. Thatched roofs require particular attention, as they can harbour pests and may have deteriorated thatch that allows water ingress.

Structural movement is occasionally observed in older properties in the area, which may reflect historical foundation conditions or the natural settling of buildings over many decades. While some minor movement is common in period properties and may not be of concern, our surveyors are trained to distinguish between acceptable movement and defects that indicate more serious structural issues. We assess walls, floors, and ceilings for signs of movement, cracking, or distortion that might suggest foundation problems. In properties near the coast or on the underlying geology found in parts of Old Cleeve parish, we pay particular attention to any signs of subsidence or heave that might relate to ground conditions.

• Damp penetration in solid wall construction
• Timber decay and woodworm
• Structural movement and cracking
• Thatched roof deterioration
• Flashing and rainwater goods failures
• Historic repair quality