RICS Level 3 Building Survey in Tollard Royal

The majority of properties in Tollard Royal pre-date 1900, with the village designated entirely as a Conservation Area containing numerous listed buildings including the Church of St Peter ad Vincula, Tollard Royal Manor House, and various historic cottages and farmhouses. This historic building stock, while charming, presents specific challenges that a comprehensive survey must address. Traditional construction methods using local chalk stone, flint, and brick require an experienced eye to assess their current condition and identify any deterioration that may have occurred over decades or centuries. Many properties in the village will have been subject to various repairs and alterations over the years, and our surveyors know how to identify work that may have been carried out without proper consent.

Our inspectors have extensive experience examining properties in conservation areas and understand the additional considerations required for listed buildings. Many homes in Tollard Royal feature traditional solid wall construction rather than modern cavity walls, which can affect thermal performance and moisture management. Some properties also retain original features such as exposed timber beams, flagstone floors, and historic fireplaces that require specialist assessment. When we inspect these properties, we take particular care to note the condition of historic features and advise whether any appear to have been inappropriately modified or may require specialist conservation advice. The Grade II listed buildings throughout the village are protected by strict legislation, and our reports highlight any issues that may affect their special character.

The underlying chalk geology of Tollard Royal, while generally stable, can interact with superficial clay deposits in some locations, particularly where mature trees draw moisture from the ground. This clay shrink-swell potential can cause movement in older properties, manifesting as cracking in walls or doors that no longer close properly. Our surveyors know where to look for evidence of such movement and will advise you on any necessary investigations. We have seen properties in similar villages where mature oak and beech trees have caused significant ground movement, and we pay particular attention to buildings near established woodland or historic hedgerows. If we identify signs of movement, we will recommend a specialist structural engineer to assess whether the movement is historic and stable or whether ongoing movement requires intervention.

Properties in Tollard Royal also face unique challenges related to their rural setting. Many homes rely on private water supplies rather than mains water, and drainage is often via private septic tanks or treatment systems. These elements form part of our comprehensive survey, as they can represent significant ongoing costs or require specialist maintenance. Our inspectors will assess the condition of private water supplies, check the location and condition of septic tanks, and advise whether any drainage systems appear to require attention or upgrading to meet current regulations.

Properties in Tollard Royal represent traditional building methods that have evolved over centuries in this part of rural Wiltshire. The predominant construction materials include local chalk stone, often called clunch, which was readily available from the chalk downs surrounding the village. Flint, gathered from the fields, was also widely used, particularly for corners and quoins where its durability provided extra strength. These traditional materials require specific knowledge to assess, as their deterioration patterns differ significantly from modern brick or concrete construction. Our surveyors understand how chalk stone can weather and soften over time, how flint can become loose in its mortar bedding, and what levels of repair or repointing may be required to maintain these historic walls.

Many properties in Tollard Royal also feature timber-framed construction, with the structural frame visible internally or hidden within solid walls. This construction method was common in the region, and properties may have rendered or clad external walls that hide the timber frame. Our inspection process includes careful assessment of any visible timber elements, looking for signs of beetle activity, fungal decay, or historic movement that may have stressed the frame. In some properties, we find that render or plaster has been applied to cover historic timber framing, and we note these modifications and their condition in our reports.

Roofing in Tollard Royal presents another distinctive characteristic of the area. While slate roofing is found on some properties, thatch remains a significant feature, particularly on older cottages and farmhouses. Thatched roofs have their own specific maintenance requirements and can present hidden defects that are not apparent from external inspection alone. Our surveyors assess the visible condition of thatch surfaces, looking for signs of deterioration, water ingress, or mammal damage. We also examine the roof structure from within the loft space, where accessible, to check the condition of rafters, purlins, and any supporting timbers. While we cannot see the full depth of thatch without invasive investigation, our experience with these roofs allows us to identify many common problems from surface and structural evidence.

Given the age and traditional construction of properties throughout Tollard Royal, our surveyors frequently identify several recurring issues. Damp problems rank among the most common, whether rising damp due to the absence of a modern damp-proof course, penetrating damp from deteriorating pointing or flashing, or condensation in properties with inadequate ventilation. The village's rural setting and older building stock make moisture management an ongoing consideration for homeowners. We check all walls with moisture meters, looking particularly at ground floor walls where rising damp is most likely and at walls exposed to prevailing winds where penetrating rain may have driven moisture through porous stone or mortar. Our reports specify the type of damp present and recommended remediation, whether that involves improving ventilation, repairing external flashing, or installing a new damp-proof course.

Timber defects affect many properties, with woodworm activity in roof timbers, floor joists, and window frames being a regular finding. Various species of woodworm beetles can infest historic timber, and our surveyors know how to identify active infestations versus historic damage. Rot in structural timbers, particularly where water ingress has occurred from leaking roofs or faulty gutters, also requires assessment. Our surveyors tap and probe timber elements where accessible to determine the extent of any deterioration and whether immediate structural action is needed. We pay particular attention to floor structures, as suspended timber floors in older properties can suffer from both rot and beetle activity, especially where ventilation beneath the floor is poor.

Roofing issues are particularly relevant in Tollard Royal given the presence of both thatched and slate roofs. Thatched roofs, while beautiful, require specific expertise to assess, with deterioration hidden beneath the surface layer. We look for signs of sagging, staining on timbers that may indicate leaks, and evidence of mammal activity such as squirrels or birds that may have damaged the thatch. Slate roofs may have slipped tiles, failed lead flashing, or deteriorating fixings, and we examine these carefully from both ground level and within the loft space where accessible. Lead flashing is particularly prone to deterioration in older properties, and failed flashing is a common cause of penetrating damp that can lead to more serious structural problems if not addressed.

Structural movement and cracking are issues we commonly identify in Tollard Royal properties, given the age of the building stock and the potential for clay-related ground movement. We carefully examine all walls for cracks, measuring their width and assessing their pattern to determine whether they represent historic settlement or ongoing movement. Our surveyors look for characteristic signs of different types of movement, including diagonal cracks that may indicate subsidence, vertical cracks that may be due to thermal movement or drying shrinkage, and step cracks that may follow mortar joints in properties with solid wall construction. Any concerns about structural stability are clearly highlighted in our report, with recommendations for further investigation by a structural engineer if necessary.