RICS Level 3 Building Survey in Cliviger

The geological and historical context of Cliviger makes a RICS Level 3 Survey essential for any property purchase in this area. The village sits upon rocks of the Millstone Grit Group and Pennine Lower Coal Measures Group, creating a complex foundation environment that has been further shaped by glacial activity. Properties built on the steep valley sides face potential slope instability issues, with interbedded sandstone and mudstone creating conditions conducive to landslips. Our inspectors are trained to identify the tell-tale signs of movement that might not be apparent to untrained eyes, including cracks in walls, uneven floors, and doors that no longer close properly.

The coal mining legacy of the area presents another significant consideration for property buyers. Cliviger was historically part of the Lancashire coalfield, and while many of the surface workings have disappeared, the underground mine workings remain. This creates potential risks of mining-related subsidence that can affect properties even decades after the mines closed. Our Level 3 survey includes a detailed assessment of the likely impact of historic mining on the property's structure, and we can advise whether a separate Coal Mining Risk Assessment might be warranted based on our findings.

Flood risk is a genuine concern in parts of Cliviger, particularly properties near the River Calder and its tributaries. The valley location means that surface water flooding can occur during heavy rainfall, with specific locations including Mereclough and areas along Burnley Road having recorded internal property flooding in the past. Our inspectors examine drainage systems, the property's position relative to floodplains, and the condition of any culverts or drainage channels that might affect the property. This assessment is particularly valuable given the increasing frequency of extreme weather events in recent years.

Traditional stone construction predominates in the older parts of the village, presenting specific issues including mortar deterioration, salt migration, and the performance of any past repairs. We have encountered numerous properties where sympathetic traditional repair methods have not been used, leading to accelerated deterioration of the original fabric. Our inspectors understand how these traditional buildings were constructed and can accurately assess whether previous renovation work has been carried out to appropriate standards.

• Structural movement and subsidence assessment
• Detailed damp and timber inspection
• Roof condition and insulation review
• Drainage and flood risk evaluation
• Mining legacy risk assessment
• Conservation considerations for listed properties

Your RICS Level 3 Survey report is designed to be clear and actionable, regardless of your prior knowledge of property construction. The report begins with an executive summary that highlights the most significant findings, followed by detailed sections covering each area of the property. Defects are colour-coded by severity, making it easy to distinguish between issues that require urgent attention and those that can be monitored over time. Each defect description includes our assessment of its cause, likely progression, and recommended remediation.

For properties in Cliviger, we pay particular attention to the local construction methods that have been used over the years. Traditional stone construction, which predominates in the older parts of the village, presents specific issues including mortar deterioration, salt migration, and the performance of any past repairs. Our inspectors understand how these traditional buildings were constructed and can accurately assess whether previous renovation work has been carried out to appropriate standards. The report will clearly indicate where we recommend you obtain quotes for remedial work before committing to the purchase.

One of the key benefits of the Level 3 survey is that it provides a comprehensive market valuation and insurance rebuild cost as part of the report. Given that property prices in Cliviger have seen significant movement, with a 14% reduction in the past year from the 2023 peak of £296,677, having an independent assessment of value is particularly valuable. The rebuild cost figure is essential for ensuring you have appropriate buildings insurance cover, and it can be particularly important for older properties where reinstatement costs may exceed the market value.

We include practical advice throughout the report, highlighting areas where simple maintenance improvements could prevent more serious problems developing. For example, we often recommend clearing gutters and drainage channels more regularly in properties located under mature trees, or improving ventilation in roof spaces to reduce condensation issues that are common in traditional construction. This practical guidance helps you protect your investment from the moment you move in.