RICS Level 3 Survey BT67

Our inspectors conduct a thorough visual inspection of all accessible areas of the property. This includes the roof structure and covering, chimney stacks, parapet walls, flashings, and valleys. We examine the condition of fascias, soffits, and bargeboards, which are common failure points on properties throughout the Moira and Magheralin areas where older timber elements can suffer from rot and water damage over time.

The survey includes detailed assessment of walls, floors, and ceilings throughout the property. Our surveyors check for signs of dampness, which is a prevalent issue in Northern Irish properties due to the wet climate. We identify rising damp, penetrating damp, and condensation problems, providing recommendations for remediation. We also examine the condition of plasterwork, pointing, and external render, which can be affected by freeze-thaw cycles during winter months in this region.

Our inspection covers all primary structural elements including foundations, load-bearing walls, beams, joists, and lintels. We assess whether there is any evidence of subsidence, settlement, or movement that could indicate structural instability. In BT67, where properties range from traditional solid-wall construction to more modern cavity-wall builds, our surveyors understand the different structural systems and can identify issues specific to each construction type.

The survey also includes evaluation of windows and doors, stairs and balustrades, fitted kitchens and bathrooms, and built-in wardrobes. We check the condition and operation of all fixtures and fittings, identifying items that may require immediate attention or future replacement. For properties with original period features such as sash windows or decorative fireplaces, we provide guidance on maintenance requirements and historical significance.

• Roof structure and covering
• Walls, dampness and structural movement
• Windows, doors and joinery
• Floors, ceilings and stairs
• Chimneys and flues
• Outbuildings and boundaries
• Services (visual inspection only)
• Electrical and gas safety observations

Properties throughout the BT67 area face several recurring issues that our Level 3 Surveys frequently identify. Dampness is perhaps the most common problem, particularly in older properties with solid walls that lack modern damp-proof courses. The humid Northern Ireland climate, combined with inadequate ventilation, creates ideal conditions for condensation dampness, especially in bathrooms and kitchens. Our surveyors use thermal awareness techniques to identify cold spots where condensation is likely to form and recommend appropriate ventilation solutions.

Timber defects are another significant finding in local properties. Woodworm activity is relatively common in older properties with traditional timber-framed construction. Wet rot and dry rot can affect window frames, door frames, and external timber elements, particularly where water has been allowed to penetrate through damaged gutters or missing mortar. Properties along rural roads such as Lurgan Road in Aghalee and Drumbane Road often have outbuildings that suffer from long-term moisture exposure, leading to structural timber decay. Our survey includes careful examination of all accessible timber elements, with particular attention to areas prone to moisture accumulation.

Roof defects feature prominently in our BT67 survey reports. Slipped or missing slates and tiles are common, particularly after winter storms when freeze-thaw action can dislodge fixings. Degraded mortar in ridge tiles, valley gutters, and parapet walls can allow water penetration. Flat roof areas, where present, often show signs of ponding or membrane deterioration. Our surveyors inspect roofs from both inside the property (where accessible) and externally, providing a comprehensive assessment of the roof's condition.

The BT67 area includes several newer developments where different issues may arise. While newer properties typically have fewer defects, problems with builder snagging, inadequate ventilation, and incomplete insulation can still occur. New builds near Trinity Park in Magheralin and developments along Old Kilmore Road in Moira may still be within their warranty period, making our Level 3 Survey particularly valuable for identifying issues you can request the developer to correct before your warranty expires.

Your RICS Level 3 Survey report is structured to provide clear, actionable information about the property's condition. The report begins with a property summary including details of the inspection date, the property's construction type, and the general age of the building. This is followed by an overall summary highlighting the most significant issues discovered during the inspection.

The main body of the report is organized by element, with each section covering a specific part of the property such as the roof, walls, floors, or services. Within each section, our surveyor describes the construction, condition, and any defects found, supported by photographs that clearly illustrate the issues. Each defect is assigned a condition rating from 1 (Immediate remedial action required) to 3 (Requires attention but no urgent action).

The report concludes with an Energy Efficiency section providing observations on the property's insulation, heating systems, and potential areas for improvement. We also include a glossary of technical terms to help you understand the surveyor's observations. Throughout the report, we use clear, straightforward language avoiding unnecessary jargon while maintaining technical accuracy.

For properties in BT67 where unique local construction methods may apply, our surveyors provide additional context where relevant. This might include observations about traditional lime mortar pointing, which is beneficial for the breathability of solid walls, or notes about local drainage patterns that may affect the property. We also note any proximity to agricultural land or rural features that might influence the property's condition or potential for certain defects.