RICS Level 3 Building Survey Alston Moor

A Level 3 Building Survey provides a much more thorough assessment of the property's condition than a Level 2 HomeBuyer Report. Unlike the visual-only approach of a Level 2, we open up accessible structural elements, examine the fabric in detail, and provide specific recommendations for repairs and maintenance. The report includes a comprehensive condition rating system and advice tailored to the specific property type and construction. For Alston Moor's older properties, this means we can assess the condition of solid stone walls, identify where lime mortar has been inappropriately replaced with cement, and evaluate the structural integrity of traditional roof construction.

For Alston Moor properties, RICS Level 3 Surveys typically start from around £520 for smaller properties, with the cost increasing based on property size, age, and complexity. A typical 2-bedroom terraced cottage in Alston town centre would be around £520-£580, while a larger 4-bedroom detached property in Garrigill or Nenthead might be £750-£900. Given the prevalence of period stone buildings in the area and the additional assessment time required for mining-related concerns, most Alston Moor surveys will fall in the mid-range of these prices. Listed buildings may require additional time due to their complexity and will be priced accordingly.

Absolutely. All 90 listed buildings in Alston Moor require specialist assessment due to their historical significance and unique construction methods. A Level 3 Survey is strongly recommended for any listed property, as our inspectors understand the special considerations needed for historic buildings, including the use of traditional materials and the need to preserve architectural features. We provide specific advice on conservation-compliant repairs, highlighting where inappropriate modern materials have been used that could be damaging the historic fabric. Properties like Clarghyll Hall, High Mill, and the Market Cross represent the architectural heritage that deserves this detailed approach.

Given the age of much of the housing stock, common defects we identify include rising damp due to the absence of modern damp-proof courses in solid stone walls, structural movement and settlement common in older buildings, timber decay from damp conditions particularly in roof spaces and ground-floor floors, roof defects affecting slate tiles and verges, and issues arising from outdated electrical and plumbing systems. Properties in former mining areas around Nenthead and the Alston town centre may also have subsidence risks from historic mine workings. We have seen numerous properties where cement-based pointing has been incorrectly applied to traditional lime mortar walls, trapping moisture and causing stone decay.

Our Level 3 Survey includes assessment of ground conditions and will note any signs of subsidence, cracking, or movement that could indicate mining-related issues. We examine walls for characteristic cracking patterns, check door and window frames for alignment issues, and assess the surrounding ground for evidence of surface subsidence or crown holes. Where we identify potential concerns, we will recommend further investigation by a structural engineer or mining specialist. Given Alston Moor's extensive mining history dating back to Roman times, this is a crucial aspect of the survey for many properties, particularly those in the Nenthead area and former mining settlements.

A Level 3 Survey in Alston Moor typically takes between 2-4 hours depending on property size and complexity. A smaller terraced cottage in Alston might take around 2 hours, while a larger detached farmhouse with multiple outbuildings in Garrigill could take 3-4 hours or longer. We allow sufficient time for a thorough inspection of all accessible areas, including roof spaces, sub-floor voids, and any attached or separate outbuildings. Properties with unusual construction like bastle buildings or those requiring detailed assessment of mining-related concerns may take longer to ensure we capture all relevant information.

Properties in Alston Moor do face flood considerations, particularly those near the River South Tyne or River Nent. The Alston Millrace area experiences regular surface water flooding affecting properties annually, while the Clitheroe/Potter's Lane area has seen frequent flooding impacting up to 14 properties due to highway drainage issues. Our surveyors assess flood risk at every property, noting ground levels, drainage conditions, and any signs of previous water damage. We will advise on appropriate flood resilience measures and whether the property has been affected by any known flooding events, referencing the significant December 2015 floods that caused £93,800 in infrastructure damage across the parish.

Several new build developments exist in Alston Moor that may be relevant to buyers. Bruntley Meadows currently comprises 26 homes with plans for further expansion, while Forest Drive offers thirteen detached properties designed with stone and light rendered walls to blend with the local environment. Raise Park on the outskirts of Alston offers twelve serviced building plots. While these newer properties may not require the same level of assessment as period homes, a Level 3 Survey can still identify any construction defects or issues with build quality that may not be apparent to the casual observer.