RICS Level 3 Building Survey in Semington

Semington's unique geological conditions make a RICS Level 3 Survey particularly valuable for prospective buyers. The village sits on Oxford Clay Formation, which presents a moderate to high shrink-swell risk. This means properties in the area can experience ground movement as the clay expands and contracts with changes in moisture content, potentially affecting foundations and structural integrity over time. Our inspectors are trained to identify the signs of this type of movement and assess whether past movement has occurred or whether the property may be vulnerable in the future. We look specifically for cracking patterns that indicate differential settlement, door and window binding that suggests structural movement, and any previous repairs that may have been undertaken to address foundation issues.

The village also includes areas with flood risk from the River Sem and its tributaries, particularly properties along the watercourses that run through the village. A Level 3 survey will identify any evidence of past flood damage, assess the property's flood resilience, and highlight any measures that may be needed to protect the building. Properties near Semington Brook and the River Sem require particular attention, and our inspectors examine ground levels, drainage characteristics, and any existing flood resilience measures. We also check the condition of electrical installations at lower levels, as flood damage to wiring can create serious safety hazards that may not be immediately visible.

Combined with the age of many properties in Semington, where a significant proportion pre-date 1919, these environmental factors make detailed surveying essential. Many homes in the village centre and along the main roads through Semington were constructed using traditional methods that differ significantly from modern building techniques. Understanding these construction methods is crucial for identifying potential defects, and our surveyors have the expertise to assess properties built with solid walls, traditional timber frames, and original roofing materials. The presence of a Conservation Area in Semington also means many properties have been subject to various alterations over the years, and our detailed assessment can identify where work may have been carried out without appropriate planning permission or Building Regulations approval.

• Properties on clay ground
• Properties in flood risk zones
• Pre-1919 traditional homes
• Listed buildings
• Properties in Conservation Areas
• Extended or altered properties

Our experience surveying properties throughout Wiltshire reveals several recurring issues that buyers in Semington should be aware of. The Oxford Clay geology underlying much of the village creates potential for subsidence or heave, particularly in older properties with shallow traditional foundations. Our inspectors look for signs of past movement, including cracking patterns, door and window alignment issues, and evidence of previous repairs that may indicate ongoing problems. We specifically examine brickwork and masonry for characteristic cracks that indicate foundation movement, and assess whether the property shows signs of being repointed in cementitious mortar, which can trap moisture in older solid walls.

Many properties in Semington date from the pre-1919 period and exhibit the typical defects associated with older construction. These include rising damp caused by the absence or failure of original damp proof courses, penetrating damp through degraded pointing or faulty flashings, timber decay including rot and woodworm infestation, and deterioration of original roofing materials. The use of traditional lime-based mortars in older properties is often incorrectly replaced with cementitious mortars during repairs, which can trap moisture and cause further deterioration of the underlying masonry. Our surveyors understand these traditional building methods and can identify defects that might be missed by a less detailed inspection, ensuring you receive an accurate assessment of the property's condition.

Given the flood risk in certain areas of Semington, particularly properties near the River Sem and Semington Brook, our surveys carefully assess any evidence of historic water damage. This includes watermarks on walls, damaged plaster, and the condition of electrical installations at lower levels. We also assess the property's drainage systems, which are crucial in managing surface water in this area. Our inspectors examine gutter and downpipe condition, ground levels around the property, and any existing drainage infrastructure to ensure water is being effectively diverted away from the building. Properties in flood risk zones may also benefit from understanding any flood resilience measures that could be implemented to reduce future risk.

Another common issue we identify in Semington properties is the condition of traditional roof coverings. Many older properties in the village feature clay tile or slate roofs that may be reaching the end of their expected lifespan. We assess the condition of roof tiles or slates, check for damaged or missing elements, and examine the underlying roof structure for any signs of decay or previous water penetration. Chimney stacks and flashings are also carefully examined, as these are common sources of water penetration in older properties. Our detailed assessment ensures you understand the condition of the roof and any maintenance or repair work that may be required.

Before our inspector arrives at your Semington property, there are several things you can do to help ensure a thorough inspection. Where possible, please ensure access to all areas of the property including the roof space, any sub-floor voids, and outbuildings. If the property is currently occupied, moving furniture away from walls where possible will help our inspector examine the structure more completely. Clearing access to the loft hatch and ensuring the inspector can safely access the roof space will allow for a more comprehensive assessment of this critical element of the property.

It is helpful if you can provide our inspector with any existing documentation about the property, including previous survey reports, planning permissions, building regulation approvals, or guarantees for recent works. For properties in the Semington Conservation Area or listed buildings, any correspondence with Wiltshire Council regarding planning decisions can also be valuable. Our inspector will ask to see these documents during the visit if available. Having documentation readily available can significantly speed up the inspection process and may provide additional context for our assessment.

If you are currently renting the property or the current owner is resident, please let us know in advance so we can coordinate access arrangements. Our inspector will need to spend several hours at the property conducting a thorough assessment, so ensuring the property is accessible and that someone can provide entry is essential. We will confirm all access arrangements the day before the scheduled inspection to ensure everything runs smoothly on the day.