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Survey details

Edwardian property

Surveying your new home with purpose

Buying an Edwardian property in Stokes Croft, Bristol, the client sought reassurance regarding the structural condition and any maintenance considerations typical of a home of this age.

Archwise carried out a full Level 3 Building Survey, noting elements of historic movement, early signs of penetrating damp and providing clear recommendations for sympathetic repair and ongoing care.

Our detailed report gave the client confidence to progress with the purchase and agree sensible works before completion.

  • Project: Level 3 Survey
  • Project Date: April 2nd, 2025

Inadequate purlins and open party wall

Inspection to the roof space identified that the purlin supports are limited, and while no immediate deflection was noted, additional bracing would provide improved long-term stability. Strengthening this support would be a sensible upgrade to help distribute loads more evenly across the roof structure.

It was also noted that the party wall does not extend fully up to the underside of the roof covering, leaving an open section at the apex. For improved fire separation between dwellings, best practice would be for the party wall to continue fully to the roof line, forming a proper firebreak. While not an urgent matter, closing this gap would enhance both fire resistance and acoustic separation and could be incorporated as part of future improvement works.

Modified roof structure

An irregular internal roof support arrangement was noted within the loft space. This configuration is not typical of the original construction and appears to have been introduced as an adaptation, most likely when the original slate roof covering was replaced with concrete tiles, which are approximately twice the weight.

Best practice in such circumstances would normally involve doubling up the rafters and increasing the size of the purlins to properly accommodate the additional load while keeping the roof space clear and usable. The current support design is not considered appropriate in structural terms and should be reviewed and replaced with a correctly detailed strengthening solution to ensure the roof performs reliably over time.

Historic woodworm

Signs of historic woodworm activity were noted to sections of the floor , visible through old flight holes and minor surface scarring. There were no indications of active infestation at the time of inspection—no fresh cuts, sawdust deposits or sharp-edged burrows were present, which are typical signs of ongoing activity.

This is highlighted for general awareness rather than concern. As a sensible precaution, maintaining good airflow beneath the floor and avoiding excess moisture will help protect the timbers and reduce the likelihood of any future infestation.

Incorrectly installed insulation

The loft insulation was found to be below current recommended levels. Modern guidance suggests a total depth of around 270mm, typically achieved by laying one layer between the joists and a second layer cross-laid over the top to reduce thermal bridging. The existing insulation does not meet this standard and appears uneven in places.

Upgrading the insulation to the recommended thickness, with a criss-cross arrangement, would improve thermal performance and help reduce heat loss through the roof space. This is a straightforward improvement that can be carried out as part of general energy efficiency upgrades.

Bulging to boundary wall

A pronounced bulge was noted to the boundary wall, which appears to coincide with the line of the neighbouring extension. It is likely that the extension was constructed off the existing boundary wall without the brickwork being properly keyed or toothed into the original structure. As a result, differential movement has occurred between the two sections, leading to outward displacement of the wall.

Remedial options typically include anchoring the wall using resin-fixed reinforcement bars to improve lateral restraint or, where movement is more advanced, partial rebuilding of the affected section to properly integrate the brickwork. This should be reviewed by a competent contractor to determine the most practical approach.

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Testimonial

Amanda Jones
Stokes Croft, Bristol

" Archwise provided a thorough and professional survey that gave us complete peace of mind when buying our first home. Their clear explanations, attention to detail and practical advice made the whole process stress-free. "