RICS Level 3 Building Survey in Bournemouth, Christchurch and Poole

Our RICS Level 3 Survey, also known as a Building Survey, is the most comprehensive inspection product available for residential properties. Unlike a basic valuation, this survey provides an in-depth analysis of the property's condition, covering all visible and accessible elements from the roof down to the foundations. Our inspectors will examine the walls, floors, ceilings, windows, doors, and all permanent fixtures and fittings, documenting any defects found and assessing their severity. We take photographs of all significant issues and provide clear references throughout the report so you know exactly what we are referring to.

The survey includes a detailed assessment of the property's construction materials and methods, which is particularly important in Bournemouth, Christchurch and Poole where the housing stock ranges from solid brick Victorian properties to modern timber-framed developments. We identify the type of construction, check for signs of movement or structural stress, and evaluate the condition of key structural elements including foundations, load-bearing walls, floors, and the roof structure. Our inspectors understand how different construction eras have their own characteristic defects, and we know what to look for in each.

Each report includes clear ratings for every defect found - from urgent issues requiring immediate attention to matters that may require future maintenance. We explain what each defect means in practical terms, not just in technical jargon, so you understand exactly what you are buying and can budget accordingly for any necessary repairs or renovations. Where we recommend further investigation by a specialist, we explain why this is necessary and what it might involve. The report also includes an overall assessment of the property's condition and our opinion of its suitability for your intended use.

• Structural walls and foundations
• Roof structure and covering
• Chimneys and parapets
• Floors and ceilings
• Windows and doors
• Damp and moisture assessment
• Timber condition (rot and woodworm)
• Electrical and plumbing visible elements
• External areas and boundaries

Understanding the local construction is essential for an accurate assessment, and our inspectors bring detailed knowledge of Bournemouth, Christchurch and Poole building traditions. Victorian and Edwardian properties built before 1919 typically feature solid brick walls, often 9-inch or 13.5-inch thick, with slate or clay tile roofs and timber suspended floors. These period properties often have significant character but can harbour hidden defects accumulated over more than a century of occupation. We frequently find issues with original roof coverings, aging timber elements, and historic alterations that may not meet current standards.

The inter-war period properties built between 1919 and 1945 commonly feature cavity brick walls, often with render finishes, concrete tiled roofs, and timber floors. These homes represent a substantial portion of the local housing stock and have their own typical defect patterns, including render deterioration and concrete tile degradation. Many properties from this era were constructed quickly to meet post-war housing demand, and our inspectors know the common shortcuts that were taken that can lead to problems decades later. Render failure is particularly common where moisture has penetrated behind the finish, causing structural timbers to decay.

Post-war properties from 1945 to 1980 introduced cavity wall construction with concrete elements, while modern properties from 1980 onwards typically feature brick and block cavity walls with uPVC windows and concrete or tile roofs. The significant proportion of flats in the area - around 28.9% of housing stock according to Census data - means many buyers are purchasing apartments. Our survey can be tailored to include common areas assessment where accessible, though it primarily focuses on the individual unit. For those purchasing in developments like Quarterdeck (a Churchill Retirement Living development for over 60s) or The Old Police Station by Pennyfarthing Homes, we understand the specific considerations for modern apartment living.

The predominant housing stock breakdown shows 25% detached, 28.5% semi-detached, 17.5% terraced, and 28.9% flats - this diverse mix means every survey is different. Whether you are looking at a grand Victorian villa in the Bournemouth Central Conservation Area, a inter-war semi in Talbot Woods, or a modern apartment in Poole's harbour-side developments, our inspectors have direct experience with the specific construction methods used in each neighbourhood. This practical knowledge allows us to identify issues that generic survey templates might miss.

Our inspectors regularly identify several recurring defect patterns in the local housing stock that buyers should be aware of. Damp problems are particularly common, exacerbated by the coastal climate and the age of much of the housing stock. Rising damp, penetrating damp, and condensation are frequently found in older properties, and our survey includes comprehensive damp testing using calibrated moisture meters to assess the extent and cause of any moisture issues. The proximity to the sea means salt contamination can also be an issue in some properties, affecting the accuracy of damp readings and requiring our inspectors to interpret results carefully.

Timber defects including woodworm infestation and both wet and dry rot are regularly encountered, especially in properties with poor ventilation or existing damp problems. In our experience, properties in Christchurch's older areas and around Poole Old Town are particularly prone to timber issues due to the age of the housing stock and the historic building methods used. Our inspectors know where to look for hidden timber decay, including in floor voids, roof spaces, and behind plaster linings that might otherwise be overlooked.

The presence of significant clay deposits in certain areas means that subsidence and heave from shrink-swell soil movement is a genuine concern across much of the conurbation, particularly in areas with underlying London Clay. Properties built on or near areas with underlying London Clay require careful foundation assessment, particularly where large trees are present or have been recently removed. We examine walls for crack patterns that might indicate movement, check door and window operation for binding or sticking, and assess the grounds for trees that might affect the foundations.

Roofing issues rank among the most common defects identified, with wear and tear on roof coverings, slipped tiles, and degraded felt affecting many properties, particularly those over 30-40 years old. Given the age of much of the local housing stock, roof problems are encountered on a majority of surveys we undertake. Drainage problems including blocked or damaged drains are also frequently found, particularly in areas with mature trees whose root systems can affect underground drainage runs. We test drainage runs where accessible and note any signs of current or past problems.

• Rising and penetrating damp
• Woodworm and timber rot
• Subsidence from clay soil movement
• Roof covering defects and leaks
• Damaged or blocked drainage
• Window frame deterioration
• Render and brickwork cracks
• Missing or damaged pointing

Properties in Bournemouth, Christchurch and Poole face several environmental risks that our inspectors assess during the survey. Flood risk is significant in this area, with fluvial flooding affecting areas along the River Stour and River Avon, particularly around Christchurch and parts of Bournemouth. The River Stour flows through Christchurch and into the sea at Mudeford, and properties in the flood plain have historically been affected during periods of high rainfall. The River Avon similarly poses a risk to properties in its valley as it makes its way to the sea at Christchurch Harbour.

Coastal flooding poses a threat to low-lying areas along the Poole Harbour and Christchurch Harbour margins, and seafront properties in Bournemouth face risk from storm surges and high tides. Properties in areas like Mudeford, Sandbanks, and the Bournemouth seafront are particularly exposed to coastal flooding risk. Climate change is increasing these risks over time, and our survey considers the current and future flood risk when assessing properties in vulnerable locations. We check for any existing flood mitigation measures and assess their condition and effectiveness.

Surface water flooding is a widespread concern across the conurbation, particularly in urbanised areas where drainage systems can become overwhelmed during heavy rainfall. The rapid development of greenfield sites in recent years has increased surface water runoff in some areas, and older drainage infrastructure may struggle to cope with modern demands. Our survey includes assessment of the property's flood risk based on its location and any visible signs of previous flooding. We check floor levels, flood defence measures, and the condition of any basement or lower ground floor areas.

While the area does not have significant deep coal mining history, local historical sand and gravel extraction in certain areas may have created localized ground stability concerns. Our inspectors are aware of these potential issues and will note any signs of ground movement or unusual settlement patterns that might warrant further investigation. The tertiary geology of the area means that variable ground conditions can occur, and properties built on filled ground or former extraction sites may require specific attention.