RICS Level 3 Building Survey in Rutland

Rutland's distinctive property landscape presents unique challenges that require an experienced eye. The county contains a remarkable variety of housing, from 17th-century weavers' cottages in the centre of Oakham to Victorian terrace properties along the main streets of Uppingham, and from post-war developments in the former RAF bases to contemporary homes in new estates. Our Level 3 Survey is specifically designed to address the construction types and common issues found in this area. The survey examines all accessible parts of the property, including the roof space, sub-floor areas, walls, windows, doors, and services, providing you with a complete picture of the property's condition.

Our inspectors in Rutland pay particular attention to issues common to the region. The ironstone and limestone construction found in many older Rutland properties can suffer from weathering and mortar deterioration, particularly in properties exposed to the elements. The county's clay soils, common in areas around Greetham and Exton, can cause subsidence and movement in foundations, especially during periods of drought or excessive rainfall. Our detailed report identifies these issues and provides clear recommendations for any remedial work required.

For properties near Rutland Water or along the River Welland in the county's north, our inspectors also assess flood risk and drainage considerations. The report includes specific advice on any flood mitigation measures that may be appropriate and evaluates the effectiveness of existing drainage systems. This is particularly valuable for properties in low-lying areas or those with historical flooding concerns.

• Thorough structural assessment
• Detailed defect analysis
• Remedial recommendations
• Market valuation
• Insurance rebuild cost

Our inspectors regularly identify several recurring issues when surveying properties across Rutland. The county's geology plays a significant role in property condition. Rutland sits on predominantly clay soils, which shrink and swell with moisture changes, leading to foundation movement particularly in properties with shallow footings. This is especially problematic in areas like Ashwell, Barrow, and Whissendine where the clay deposits are particularly thick. Our inspectors look for signs of subsidence including cracking patterns in walls, doors that stick or don't close properly, and uneven floor levels.

The traditional building materials used throughout Rutland also present specific challenges. Many properties in Oakham, Uppingham, and the surrounding villages are constructed from local ironstone, a sedimentary rock that is relatively soft when quarried but hardens on exposure. While durable, ironstone can deteriorate through frost action and weathering, particularly where pointing has failed. Our inspectors assess the condition of masonry pointing, looking for eroded mortar joints that allow water penetration and accelerate stone decay. Limestone quoins and window surrounds, common on older cottages, can also suffer from similar weathering issues.

Another common issue we find in Rutland properties relates to roof coverings and timber frame elements. Many older cottages have original oak timbers that may have been affected by woodworm or fungal decay over the centuries. While some historic woodworm activity is often cosmetic, active infestations can compromise structural integrity. Thatched roofs, though increasingly rare, still exist in villages like Teigh and Market Overton, and these require specialist assessment to evaluate the condition of the thatch, the underlying sarking boards, and any structural supports.

Drainage problems are frequently identified in our Rutland surveys. Properties with original clay tile roofs often have gutters and downpipes that have become blocked or damaged, leading to water overflow and penetration into walls. Additionally, many older properties have combined drainage systems that may not meet current standards, particularly in rural areas where septic tanks and private drainage systems are common. Our survey highlights these issues and recommends appropriate investigations or repairs.

Your Level 3 Survey report is structured according to RICS standards and provides information on all major elements of the property. The inspection covers the walls and structure, examining both the external fabric and internal load-bearing elements. Our inspectors assess the condition of pointing, masonry, and any signs of movement or cracking. In Rutland's older properties, this is particularly important as many buildings constructed from local ironstone have experienced centuries of weathering and may have previous repair work of varying quality.

The roof and attic space receive careful attention. Our inspectors examine the roof covering, flashings, chimneys, and roof structure, looking for signs of deterioration, missing tiles, or structural movement. In properties with thatched roofs, which can still be found in some Rutland villages, we assess the condition of the thatch and identify any necessary maintenance. The report also includes an assessment of the sub-floor voids where accessible, examining floor joists, supporting walls, and any signs of rot or insect damage.

Windows, doors, and joinery are inspected for condition and operation. Our report notes any rotten or damaged timbers, failed double-glazing units, and issues with locks and hardware. For period properties with original windows, we provide guidance on appropriate maintenance and repair versus replacement considerations. This is particularly relevant in Rutland where many conservation areas have strict requirements regarding window replacement.

The inspection also covers the property's services, including the electrical system, heating and hot water provision, and drainage. While this is not a detailed test of these systems, our inspectors identify obvious defects, safety concerns, and recommendations for further investigation by specialists. We also examine outbuildings, boundaries, and grounds where these form part of the property and are accessible.

• Complete structural assessment
• Wall and foundation inspection
• Roof and attic examination
• Window and door assessment
• Service overview
• Damp and rot investigation
• Boundary and outbuilding review