RICS Level 3 Building Survey in Boston (PE22)

The Boston area and its surrounding villages present unique challenges for property buyers. Many properties in PE22 were constructed using traditional methods that differ significantly from modern construction. Brick is a common building material, with historic examples demonstrating its use in high-status buildings during the medieval period. The Boston Guildhall, constructed around 1390, is one of Lincolnshire's earliest brick buildings. Older properties may also incorporate "mud and stud" construction, a type of earth construction unique to Lincolnshire that is sometimes found as internal partition walls. Lincolnshire Limestone has been used extensively in prominent structures like St Botolph's Church (the famous Boston Stump) and for architectural details such as ashlar at building corners and mouldings around windows.

Properties built before 1930 often feature solid brick walls with poor insulation and may lack roof or floor insulation unless retrofitted. These older homes frequently exhibit defects including rising damp due to absent or failed damp-proof courses, penetrating damp from defective roofs or gutters, and condensation problems exacerbated by poor ventilation. We have encountered numerous properties in the PE22 area where inappropriate modern cement pointing has been applied to historic lime mortar brickwork, trapping moisture and causing brick spalling. Our inspectors are trained to identify these issues and assess their severity, providing you with a clear picture of what you are purchasing.

The local geology presents another significant consideration. Lincolnshire, including the PE22 area, is underlain by clay-rich soils that are susceptible to shrink-swell behaviour. This phenomenon involves the expansion of soil when it absorbs water and contraction when it dries, leading to ground movement, subsidence, and heave. Such differential movement can compromise the stability and integrity of buildings, making this a critical factor to assess during any property purchase in the area. During our surveys, we routinely check for signs of this type of movement, including diagonal cracks around door and window openings, sticking windows and doors, and uneven floor levels. The drought conditions of recent summers have heightened this risk across the region.

• Traditional brick and stone construction
• Properties built before 1930
• Clay shrink-swell subsidence risk
• Flood-prone locations
• Listed buildings and conservation areas

While any property can benefit from a comprehensive building survey, certain properties in the PE22 area absolutely require the detailed inspection that a RICS Level 3 provides. Properties aged 70 years or older, or those built before 1930 such as Victorian and Edwardian homes, are strong candidates due to their age, traditional construction methods, and increased likelihood of accumulated defects. These older properties often have non-standard features that a basic survey would miss. In Boston's historic town centre, many timber-framed structures are concealed behind 18th and 19th-century brick facades, requiring experienced surveyors to identify potential structural issues that are not immediately visible.

All listed buildings within PE22, including the Grade I Church of St James in Freiston, the Grade II* Bay Hall in Benington, and the Grade II* The Priory, require a Level 3 survey due to their historical significance, unique construction, and the need for specialist advice on repairs and alterations. Properties in Boston's Conservation Area, currently listed on Historic England's 'at risk' register with a "very bad" condition rating, also warrant detailed inspection due to their age and the restrictions placed on their renovation. We understand the Listed Building Consent requirements and can identify work that may have been carried out without permission.

The PE22 area has seen new housing developments including Millers Walk in Sibsey (with 2-4 bedroom homes from £169,950), Dawson Fields in Butterwick (3-bedroom detached dormer bungalows from £300,000), and Stickney Chase (4-bedroom detached houses at £440,000). While newer properties may seem lower risk, those with complex layouts, extensions, or non-standard construction still benefit from thorough inspection. Even new builds can have defects in construction quality or building regulations compliance that our detailed inspection will identify.

Understanding the Boston property market requires awareness of the local economic context. The area's economy is heavily reliant on the agri-food sector, which accounts for 29% of local jobs, with major employers including Bakkavor and Greencore. This sector has driven significant immigration, predominantly from Eastern European countries, contributing to population growth and housing demand. However, Boston has the lowest percentage of residents qualified to Level 4 and above in Greater Lincolnshire at just 15% compared to 27% nationally, which is reflected in average wages being £130 per week less than the national average. These economic factors influence the types of properties available and their condition.

Recent investment includes a £21.9 million Town Deal and £14.8 million in levelling-up funding secured in 2023, with an additional £20 million endowment fund confirmed. These investments prioritise culture, visitor economy, public realm, safety, and skills. While property prices in Boston have shown signs of some downward drift recently due to affordability challenges influenced by inflation and higher interest rates, market activity over the past year has remained stable. Some postcode areas within PE22 have experienced significant price variations, with PE22 9PL down 42% on the previous year, highlighting the importance of local knowledge when valuing property.

The Boston local authority area has seen changes in housing tenure, with the percentage of households in the social rented sector increasing from 18.2% in 2011 to 19.5% in 2021, private renting increasing from 15.7% to 20.3%, and home ownership decreasing from 63.9% to 58.9%. These trends reflect broader national patterns and may influence the type and condition of properties available in the PE22 area. Properties that have been rental stock may have different maintenance histories compared to owner-occupied homes, and our surveyors are experienced in identifying the tell-tale signs of rental wear and tear.

Boston's location on the River Witham and its proximity to The Wash mean that flood risk is a genuine concern for property buyers in PE22. The town sits entirely within a floodplain and has experienced significant tidal flooding events in the past, most notably in 1953 when the North Sea Flood devastated the area. The Boston Barrier Scheme, completed in December 2020, provides enhanced protection to over 14,000 homes and businesses, but it does not eliminate risk entirely. Properties in flood-risk zones may have existing or latent damage from past flood events that is not immediately apparent.

When surveying properties in PE22, we specifically assess flood damage indicators that may not be visible to the untrained eye. These include watermarks on walls that may be hidden behind modern plaster or decorations, rotting or water-stained skirting boards, silt deposits in under-floor voids, and remedial works that may indicate previous flooding. We also check the condition of electrical installations at lower levels, as flood damage to wiring can create serious safety hazards. Understanding the property's flood risk based on Environment Agency data is an important part of our survey.

Surface water flooding is also a risk in the PE22 area, particularly during periods of intense rainfall when drainage systems can become overwhelmed. Dry and compacted ground conditions can exacerbate the risk of localised surface water flooding. Our surveyors assess the property's drainage, including gutters, downpipes, and surface water discharges, and note any areas where water may pool or flow towards the property. We provide practical recommendations for managing flood risk, including the potential need for flood resilience measures.