RICS Level 3 Building Survey BT71 | Dungannon

A RICS Level 3 Survey goes far beyond the basic visual inspection you'll find with a Level 2 report. Our inspectors examine every accessible part of the property, from the roof structure down to the foundations. We open up inspection covers where safe to do so, use probes to assess timber decay, and evaluate the condition of walls, floors, and ceilings in detail. The report includes a thorough assessment of all permanent buildings on the site, including garages and outbuildings. Each element is inspected and reported on individually, giving you a complete picture of the property's condition.

The survey identifies both obvious defects and hidden problems that might not be apparent during a casual viewing. This includes structural movement, damp penetration, timber pest activity, roof condition, chimney stability, and the condition of windows and doors. Our inspectors also assess the functionality of existing services such as heating systems, plumbing, and electrical installations, flagging any obvious safety concerns even though we don't test these systems in detail. We look behind surfaces where accessible, checking for rot in hidden timbers and assessing the condition of structural elements that would otherwise be concealed.

Each report provides a clear condition rating system so you can instantly see which issues are critical, which require attention soon, and which are worth monitoring. We explain everything in plain English without technical jargon, so you know exactly what you're buying and what it might cost to put right. The report includes photographs of key defects, clear recommendations for repairs, and guidance on whether you need specialist input from structural engineers or other professionals. This level of detail helps you make an informed decision about the property and gives you powerful ammunition for any price negotiations.

• Structural elements
• Roof covering and structure
• Walls, damp proof course
• Floors and ceilings
• Chimneys and flues
• Windows and doors
• Garages and outbuildings
• Grounds and drainage

The BT71 postcode covers a mix of property types across the Dungannon area. The town itself has a range of Victorian and Edwardian terraces and semis, particularly around the town centre and older residential streets. These period properties often feature solid walls rather than cavity insulation, which can be more susceptible to damp if the property hasn't been maintained properly. Our inspectors know to check the condition of original features like sash windows, which can be a sign of how the property has been cared for over the years. We also look at the condition of decorative plasterwork and original fireplaces, which can reveal hidden issues with damp or structural movement.

Suburban areas around Dungannon feature more modern semi-detached homes and terraced properties built throughout the latter half of the twentieth century. These properties typically have cavity wall construction but can suffer from issues related to poor ventilation, condensation, and the gradual deterioration of building materials over time. The Coalisland area has seen significant residential development in recent years, with new estates adding to the housing stock. The Millbrook development near Coalisland offers modern properties that may still benefit from a Level 3 survey to ensure everything has been built to a proper standard, particularly if you're considering a new build.

Rural BT71 includes individual houses and small holdings that may have non-standard construction. Some properties in the surrounding countryside use alternative building materials or have been extended over many years. These homes often require a more detailed assessment, which is exactly what a Level 3 survey provides. Our local inspectors understand the challenges of surveying properties in rural locations and ensure nothing is missed. We know how to assess properties that may have septic tanks rather than mains drainage, oil-fired heating systems, and private water supplies.

New developments in the area include Lurgyroe Glen near Ardboe, The Rowan in Newmills, and the Millbrook estate in Coalisland. Even new build properties can have defects, and a Level 3 survey can identify issues with construction quality, materials, or design that might not be apparent to the untrained eye. Our inspectors are familiar with common issues in newer construction and can provide valuable buying a brand new home or a centuries-old farmhouse.

Our inspectors regularly identify several recurring issues during surveys in the BT71 area. Damp problems are among the most common findings, particularly in older properties where the damp proof course may be damaged or non-existent. Rising damp and penetrating damp can affect walls, particularly in properties that haven't been well-maintained or have been subjected to water ingress through failed roof coverings or damaged pointing. We use moisture meters to assess the extent of damp penetration and recommend appropriate remediation, which might include improving ventilation, repairing damaged render, or installing a new damp proof course.

Structural movement manifests as cracks in walls, particularly around door and window openings. While some movement is normal as properties settle, significant cracks can indicate more serious foundation issues. Our inspectors assess the type, location, and pattern of cracks to determine whether movement is active and what action might be needed. In BT71, as elsewhere in Northern Ireland, clay soil conditions can contribute to subsidence and heave issues, particularly where trees are planted close to buildings. We look for tell-tale signs like diagonal cracking extending from corners, cracks that are wider at the top than the bottom, or cracks that have been previously repaired but have reappeared.

Roof conditions are another frequent finding, with missing or damaged tiles, deteriorated flashings, and damaged chimneys appearing in many reports. Poor ventilation in roof spaces can lead to timber decay and condensation problems. Our inspectors also check for signs of past or current leaks, which may have caused damage to structural timbers or ceiling finishes below. In period properties, we pay particular attention to the condition of slate roofs, which may have exceeded their expected lifespan, and to parapet walls which can be prone to water penetration.

Windows and doors are another common source of issues, particularly in older properties where original timber frames may have warped or decayed over time. Draughts, condensation between double glazing units, and difficulty opening or closing windows can all indicate problems. Our survey includes a thorough assessment of all windows and doors, checking their operation, condition of seals, and the frame integrity. For listed buildings or period properties, we note any non-original replacements that might affect the character of the property or require Listed Building Consent.

If you're buying in the BT71 area, a Level 3 survey is particularly valuable given the mix of property types and ages in this region. From Victorian terraces in Dungannon town centre to modern homes on new developments like The Rowan in Newmills, each property type brings its own set of potential issues. Older properties may have hidden defects that aren't visible during a viewing, while new builds might have construction defects that only become apparent with a detailed inspection. Our local knowledge means we know what to look for in each type of property.

The BT71 area has seen significant development in recent years, particularly around Coalisland with the Millbrook development. While new builds might seem like a safe bet, they can still have defects that aren't immediately obvious. Our inspectors are experienced in identifying issues common to newer construction, including problems with insulation installation, ventilation, and building regulation compliance. Even brand new properties can have defects that require correction, and having a Level 3 survey gives you the information you need before completing your purchase.

For buyers considering rural properties in the BT71 area, a Level 3 survey is essential. Rural homes may have non-standard construction, older electrical and heating systems, septic tanks, and private water supplies that require specialist assessment. Our inspectors understand these unique challenges and provide detailed advice on the condition of all these elements. This is particularly important for buyers who aren't familiar with rural property ownership and may not know what to look for.