Pre-Auction & Pre-Purchase Independent Heritage Surveys & Building Reports
With over 40 years of experience in traditional building restoration, I offer specialist consultancy for owners of heritage and listed properties — providing informed, independent guidance with no commercial ties to contractors or products.
Why Choose an Independent Heritage Consultant?
“Most surveys misdiagnose breathability as damp — and the remediation industry profits from the mistake.”
With over 40 years of hands-on experience in traditional building restoration, I provide specialist consultancy for owners of heritage and listed properties facing complex building, conservation and related problems. Drawing on decades of practical experience with lime, stone, and timber, I help clients understand their situation, explore their options, and identify a practical way forward — completely independently, with no commercial ties to contractors or product suppliers.
In association with
Peer Lime Specialist Ltd
Association informs expertise — not recommendations
My background includes serving as a director of Peer Lime Specialist Ltd — a specialist contractor with decades of hands-on experience working with lime mortars, lime renders, and traditional building materials on historic and listed properties across England. That practical, material-level knowledge informs the depth and accuracy of my surveys and reports. Heritage House Consultant is now my primary focus, and my advice remains entirely independent — I do not direct clients towards any particular contractor.
Visit Peer Lime Specialist Ltd→This section is for information only and acts as confirmation of my expertise.
Popular starting point
The Call-Out & Brief Report Package
A fixed-price local service designed for buyers who need a fast, expert second opinion. I visit the property for up to two hours, carry out a thorough non-destructive walk-through, and follow up with a clear 3-page bulleted summary report covering condition, priorities, and any red flags — delivered within a few working days.
Ideal for buyers at the offer stage who need a specialist view before committing.
What's included
- Up to 2-hour on-site visit anywhere in South West England
- Non-destructive inspection of structure, materials, and interventions
- 3-page bulleted summary report with clear priorities and findings
- Completely independent — no remediation products, no building contracts
Our Specialist Report & Advisory Services
Based in South West England, providing site visits and comprehensive written reports.
Pre-Purchase Heritage Diagnostics
Are you looking to buy a period property or listed home? Standard surveys often miss the nuances of historic framing, hidden timber decay, or inappropriate modern interventions.
What you get
A thorough, non-destructive site walk-through followed by a clear, practical written report detailing the building's true condition, immediate priorities, and structural integrity.
Damp & Timber Defect Investigations
If your traditional home is suffering from damp, peeling paint, or crumbling plaster, the cause is almost always a modern material blocking its natural breathability.
What you get
A detailed investigation to find the root cause of the issue (such as cement renders, gypsum plaster, or blocked ventilation) and a written roadmap on how to correctly fix it using sympathetic, traditional methods.
Heritage Statements & Listed Building Advice
Planning alterations to a listed building or a home in a conservation area? Local authorities require highly specific documentation before granting consent.
What you get
Professional Heritage Statements and Impact Assessments that detail the historical significance of your property, satisfying local conservation officers and supporting your planning applications.
Contractor Oversight & Specifications
If you are planning a restoration project but aren't sure what materials or techniques your builders should be using, I can bridge the gap.
What you get
Precise material and method specifications for your project, or independent site visits to ensure your contractors are executing traditional work to historical standards.
What Clients Say
Independent advice that has helped buyers and owners across the Cotswolds and South West England make confident, informed decisions.
“Andrew's report saved us from a very costly mistake. The vendor's survey had completely missed a failed cement render that was trapping moisture in the stone walls. His clear explanation of what was actually happening — and what it would cost to fix properly — gave us the confidence to renegotiate the price significantly.”
Sarah & Tom H.
Pre-purchase survey, Grade II listed farmhouse, Oxfordshire
“We'd had three different damp-proofing companies tell us we needed chemical injection. Andrew came out, spent two hours looking at everything, and explained that our 1890s terrace simply needed its cement render removed and replaced with lime. Completely different diagnosis — and a fraction of the cost.”
James R.
Damp investigation, Victorian stone terrace, Cirencester
“The Heritage Statement Andrew produced for our listed building consent application was thorough, authoritative, and clearly written. The conservation officer approved it without any queries. I wouldn't hesitate to recommend him to anyone dealing with a listed property.”
Caroline M.
Heritage Statement, Grade II* manor house, Wiltshire
Frequently Asked Questions
Answers to the questions I'm asked most often about heritage surveys, damp, listed buildings, and how to get started.
What is a heritage building survey and how does it differ from a standard survey?
A standard RICS HomeBuyer Report or Building Survey is designed for modern construction and uses tools and assumptions that do not apply to pre-1919 buildings. A heritage survey is carried out by a specialist who understands how traditional buildings were built to work — using breathable materials like lime, stone, and timber. I assess the building on its own terms, identifying issues that a general surveyor would either miss entirely or misinterpret, such as natural moisture movement being flagged as structural damp.
My surveyor says the property has rising damp. Should I be worried?
In the vast majority of cases, what is diagnosed as rising damp in an old stone or brick building is actually the result of a modern material — usually cement render, gypsum plaster, or a bitumen damp-proof course — trapping moisture that the building was designed to breathe away. True rising damp is rare in traditional construction. Before spending thousands on chemical injection or tanking, I would strongly recommend an independent diagnostic survey. In my experience, the correct remedy is almost always the removal of the modern material, not the addition of more chemicals.
Do I need listed building consent before carrying out repairs?
Yes — and the rules are stricter than many owners realise. Listed building consent is required for any works that would affect the character of a listed building, both internally and externally. This includes like-for-like repairs if they involve a change of material (for example, replacing lime mortar with cement), removing internal walls, altering windows, or installing insulation. Carrying out works without consent is a criminal offence. I can advise on whether your proposed works require consent and, if so, prepare the Heritage Statement your local authority will need.
What areas do you cover?
I am based in Cirencester and cover Gloucestershire, Oxfordshire, Wiltshire, Somerset, Worcestershire, and Herefordshire. For properties further afield in South West or Central England, please get in touch to discuss — I am happy to travel for the right project.
How much does a heritage survey cost?
My Call-Out & Brief Report starts at £350–£450 and is designed for buyers who need a fast expert second opinion. A full Pre-Purchase Heritage Diagnostic is £350–£450, a Damp & Timber Investigation is £550–£750, and a Heritage Statement for listed building consent is £650–£950+. Fees vary depending on the size and complexity of the property. I provide a fixed quote before any work begins — there are no hidden charges.
How do I book a survey or get a quote?
The simplest way is to use the contact form on this site or call me directly on 07766 236813. Tell me a little about the property — its age, construction type, and what you need — and I will come back to you with a fixed fee and available dates, usually within one working day.
Get in Touch
Protect your property's history.
Avoid costly mistakes and protect your property's history. Contact me today to discuss your traditional building, book a local site visit, or request a quote for a comprehensive written report.
Discuss Your Property