Private Trust – Alms Houses, Linbrook

Client: Private Trust
Location: Linbrook, Ringwood
Property Type: Residential
Contract Type: Schedule of Condition

BAS Property Consultants were instructed to undertake a condition survey of a mid-19th century Grade II listed terrace of almshouses located in Linbrook, near Ringwood. The property comprises three one-and-a-half storey units of traditional construction, including decorative brickwork, stone dressings, clay tile roofing and tile-hung gables. The site is also located within Flood Zone 3, meaning it is subject to a high probability of flooding and requires considered long-term maintenance planning.

Due to access limitations, including no entry to one of the units, restricted visibility within the roof space, and limited access to drainage infrastructure and external areas, the survey identified a range of issues based on the areas available for inspection. In addition, no statutory documentation, certification records or maintenance history were provided at the time of the survey, further highlighting the need for a structured approach moving forward.

The buildings were found to be in fair condition overall, with a number of typical age-related defects present. These included slipped and cracked roof tiles, areas of saturated brickwork with associated staining and localised deterioration, vegetation growth impacting external walls and rainwater goods, and dampness within rear store areas. Of particular note were alterations carried out without Listed Building Consent, including replacement uPVC windows and previous roof repairs, which may require retrospective approval.

Building services also presented areas of concern, with no available certification for electrical systems, heating installations or fire safety provisions. Drainage arrangements appeared serviceable at surface level, however below-ground systems could not be verified, and further investigation was recommended.

Our advice focused on implementing a clear and prioritised programme of repairs and compliance actions, including addressing roof and rainwater goods defects to prevent further water ingress, improving drainage and moisture management around the building, removing vegetation, and undertaking further investigations into damp and below-ground services.

This project highlights the importance of proactive, informed maintenance when managing heritage buildings. With the added complexity of flood risk, ageing materials and historic alterations, a structured approach is essential to protect both the character and long-term performance of the property.