Bath’s Georgian terraces are among the finest buildings in the country, and they come with a distinctive set of survey considerations. If you’re buying one, or you already own one, these are the things that matter most.
Bath stone
The city is built from it, and it behaves in particular ways. Bath stone is a soft limestone, attractive and workable, but vulnerable to:
- Surface erosion and delamination, particularly on exposed elevations
- Damage from cement pointing, which is harder than the stone and forces moisture out through the face
- Staining and soiling, which is cosmetic in some cases and a sign of a water problem in others
- Poor quality replacement stone that weathers differently from the original
Ashlar façades in particular show every past repair. We look closely at what has been done previously, because inappropriate repair is a common cause of accelerating decay.
The terrace structure
Georgian terraces are not independent buildings. They share party walls, and often structural elements, with the houses either side. Movement, alterations or neglect next door affect your property, and what you do affects theirs.
That’s why alterations need thinking about in the context of the whole terrace, and why previous alterations in neighbouring properties sometimes explain what you’re seeing in yours.
Basements and lower ground floors
Almost every Georgian Bath house has one, and they’re a frequent source of questions:
- Lightwells and their drainage, which is often the real cause of damp
- Vaults extending under the pavement, and who maintains them
- Ventilation to sub-floor voids, frequently blocked by later work
- Tanking and other modern treatments, which sometimes move a problem rather than solving it
Roofs, parapets and valleys
Georgian roofs are typically hidden behind parapets, with valley or box gutters behind them. They’re unforgiving. A blocked valley has nowhere to overflow except inside the building, and the damage shows in the top floor ceilings. Our guide to roof and chimney defects covers this in more detail, and the same principles apply in Bath.
Sash windows and joinery
Original sashes are repairable far more often than people assume, and repair usually beats replacement on both cost and character. We look at cill condition, box frames, weights and cords, and whether any previous replacements are appropriate to the building.
If the property is listed or in a conservation area, replacing windows is likely to need consent. See listed building consent and conservation area surveys.
Services and past alterations
Many Bath houses have been divided into flats and put back together again, sometimes more than once. Redundant services, altered layouts, removed chimney breasts and inserted bathrooms all leave traces worth investigating.
Which survey level?
For a Georgian property, we’d generally recommend a Level 3 building survey. The detail is where the value is in a building of this age and complexity. Our Level 2 home survey guide explains the alternative and who it suits.
How we could help
We survey Georgian and period property across Bath and the surrounding area. Have a look at our building surveys in Bath and pre-purchase surveys in Bath pages, or get in touch to arrange a survey.
Frequently asked questions
You need a surveyor who understands the construction. Solid walls, lime mortar, parapet roofs and shared structure all behave differently from modern housing.
No. Basements are often damp because of drainage, ventilation or ground level problems that could be put right once the cause is identified.
Usually. Repair is often both possible and preferable, and in listed or conservation area properties it may be required.
