RICS Level 3 Building Survey in Shere

The village of Shere boasts a significant concentration of listed buildings and properties within its designated Conservation Area. These historic homes, while beautiful and desirable, often require specialist assessment due to their age, traditional construction methods, and the specific regulations governing their maintenance. A RICS Level 3 Survey goes beyond the basic mortgage valuation to provide you with a detailed understanding of the property's structural integrity, potential defects, and the costs involved in any necessary repairs. We check every accessible element of the property and provide specific, actionable advice rather than generic observations.

Many properties in Shere were constructed before 1900 using solid masonry walls, lime-based mortars, and timber structural elements. These traditional building methods differ significantly from modern construction and require an understanding of how older materials behave over time. Our surveyors inspect properties with this knowledge, checking for issues such as rising damp in solid walls, woodworm in structural timbers, and the condition of original roof structures that may contain historic slate or clay tiles. We understand that lime mortar pointing requires different assessment criteria than modern cement mortar, and we know how to identify when repointing with inappropriate materials has caused damage to historic stonework.

The local geology around Shere presents specific considerations for property owners. The Surrey Hills area is underlain by clay, greensand, and chalk, with clay soils presenting a shrink-swell risk that can affect foundations, particularly during periods of drought or excessive rainfall. Properties with large trees nearby are particularly susceptible to foundation movement as tree roots extract moisture from the clay, causing it to shrink. Our Level 3 Survey includes assessment of the surrounding ground conditions and any signs of subsidence or settlement that may relate to these geological factors. We examine walls for characteristic cracking patterns that indicate foundation movement and assess the proximity of trees to the property.

Additionally, properties located near the River Tillingbourne, which runs through the village centre, may be at risk of fluvial flooding. Our surveyors note the property's position relative to flood risk areas and check for any evidence of past flood damage or water ingress that could affect the long-term viability of the property. We look for water marks, damaged plasterwork at low levels, and any signs that the property has been previously affected by flooding. This is particularly important for properties in the lower-lying parts of the village near the river.

• Identify structural defects in period properties
• Assess flood risk for riverside properties
• Check for damp and timber decay
• Evaluate foundation and subsidence risks
• Review roofing condition and age
• Assess conservation area restrictions

Based on our experience surveying properties throughout the Surrey Hills area, several defect patterns are commonly identified in Shere's housing stock. Damp issues are particularly prevalent in older properties built with solid walls that lack modern damp-proof courses. Rising damp from ground moisture and penetrating damp from wind-driven rain are frequent concerns, especially in properties with traditional lime mortar pointing that has deteriorated over time. We frequently find that cement-based repointing has been applied to historic stone walls, trapping moisture and causing internal dampness problems. Our surveyors check damp readings at low levels and around windows to identify these issues.

Timber defects represent another significant category of issues found in Shere properties. The age of many village homes means that structural timbers, floorboards, and roof rafters may show signs of woodworm infestation or fungal decay. Our surveyors specifically examine critical structural elements including ceiling joists, floor joists, and roof trusses for any signs of weakness or deterioration that could affect the building's structural integrity. We look for signs of active woodworm infestation including fresh flight holes, as well as historical damage that may have been previously treated. Wet rot in timbers exposed to water leaks is also commonly found in older roofs.

Roofing problems are consistently identified in our Shere surveys. Older roofs constructed with slate or clay tiles often have slipped or broken tiles, deteriorated leadwork around chimneys, and aged felt underlay that can allow water penetration. Properties in the village with complex roof structures, including dormer windows and multiple roof planes, require particularly careful inspection as these features are common sources of leaks. We examine chimney stacks for signs of movement or deterioration, check parapet walls for damaged coping stones, and assess the condition of valley gutters which can be problematic on period properties.

Cracking and movement in walls is another issue our surveyors frequently encounter. While some minor cracking is normal in older properties, our Level 3 Survey identifies patterns that may indicate more serious structural movement, potentially related to foundation issues or the shrink-swell behaviour of local clay soils. We assess crack width, pattern, and location to determine whether movement is active and what remedial action may be required. Diagonal cracking extending from corners of windows and doors, stair-step cracking in brickwork, and cracking that widens towards the top of walls are all indicators we take seriously. We also note any evidence of previous repairs to cracking, which may indicate ongoing movement issues.

• Rising and penetrating damp
• Woodworm and timber rot
• Roof tile damage and leaks
• Wall cracking and structural movement
• Deteriorated windows and doors
• Outdated electrical and plumbing systems