RICS Level 3 Building Survey in RG6 Reading

The RG6 area encompasses a diverse range of property types and ages, from Victorian and Edwardian homes in the older village cores to modern new-build developments like Kennet Lea and The Printworks. This variety means that each property comes with its own set of potential issues. Older properties built before 1919, which make up approximately 15-20% of the housing stock, often feature solid brick walls, shallow foundations, and original timber elements that require specialist assessment. These properties may have hidden defects that are not apparent during a casual viewing. Our inspectors know exactly what to look for in these older properties, from assessing the condition of lime mortar pointing to evaluating the structural integrity of original timber beams.

The predominant housing mix in RG6 includes 35.1% semi-detached properties, 26.5% detached homes, 20.3% terraced houses, and 18.1% flats. Many of these properties were constructed during the post-war period between 1945 and 1980, which accounts for roughly 40-45% of the housing stock. While these properties are generally sound, they often have specific maintenance requirements related to their construction era, such as cavity wall construction that may have missing or inadequate insulation, or concrete tiled roofs that are approaching the end of their functional lifespan. Our surveyors can identify these age-related issues and advise on appropriate remediation.

Properties near the River Kennet face additional considerations. The river flows through parts of RG6, and properties in these locations carry a risk of fluvial flooding. Surface water flooding is also a concern in low-lying areas, particularly where drainage systems become overwhelmed during heavy rainfall. A Level 3 Survey can identify signs of previous flood damage or potential vulnerabilities that might not be immediately visible to buyers. We have surveyed properties in flood-prone areas of RG6 and know the specific indicators to look for, including water staining, damp-proof course failures, and residual damage to timber elements.

• Properties over 50 years old
• Homes showing visible cracking or movement
• Properties near the River Kennet
• Flats in converted buildings
• Listed buildings in Earley Conservation Area
• Homes with large trees nearby

Our inspectors regularly identify several recurring issues when surveying properties in the RG6 area. Subsidence and heave are perhaps the most significant concerns, directly linked to the underlying London Clay geology. When properties are built on this type of clay, especially those with shallow foundations or those situated near large trees, the ground movement can cause structural problems. Trees such as oaks, poplars, and willows are particularly problematic as they draw significant moisture from the soil, causing the clay to shrink and swell seasonally. We have surveyed properties on streets including Wokingham Road, London Road, and Earley Crescent where these issues are most commonly observed.

Damp problems represent another common finding in RG6 surveys. Rising damp occurs when the damp-proof course fails or is missing, particularly in older solid-walled properties. Penetrating damp often results from defective pointing, damaged render, or failed gutters and downpipes. Condensation is frequently observed in properties with inadequate ventilation, particularly in newer builds or after energy-efficiency improvements have been made without adequate ventilation provision. Our Level 3 Survey identifies the type and cause of any damp present, distinguishing between these different forms and recommending appropriate remedies. We use moisture meters and thermal imaging equipment to accurately diagnose damp issues.

Roof defects are consistently identified across the survey properties we inspect. Wear and tear on clay or concrete tiles, defective flashings around chimneys and valleys, and blocked or damaged gutters all allow water penetration that can lead to more serious structural damage over time. In the roof void, we often find inadequate ventilation, missing underfelt, or signs of previous pest infestations that require treatment. Our inspectors will access the roof void where safe to do so and provide detailed assessments of the roof structure, including rafters, purlins, and any signs of past or present water ingress.

• Subsidence related to clay soil
• Rising damp and penetrating damp
• Roof tile damage and defective flashings
• Timber rot and woodworm infestation
• Cracking from thermal movement or settlement
• Defective windows and door joinery