RICS Level 3 Building Survey Nantwich CW5

The RICS Level 3 Survey is specifically designed for properties that are older, larger, or built in non-standard ways. Our surveyor will conduct a thorough visual inspection of all accessible areas of the property, including the roof space (where safe access allows), under-floor areas, and outbuildings. We examine the condition of walls, floors, ceilings, doors, and windows, looking for signs of damp, rot, structural movement, and general wear and tear. The report includes detailed photographs and clear descriptions of every issue found, from minor defects to serious structural concerns.

For properties in the CW5 area, our surveyors pay particular attention to the specific construction types found locally. The Nantwich area is renowned for its historic timber-framed buildings, many of which feature black and white half-timbered construction with wattle and daub infill. These properties require specialist knowledge to assess correctly, as issues such as timber decay, woodworm, and structural movement can be hidden beneath plaster finishes. Our surveyors understand these traditional construction methods and know what to look for.

The Level 3 Survey also includes assessment of the property's surroundings and environment. In CW5, this means evaluating the local geology, which is characterized by Mercia Mudstone and boulder clay deposits. These clay soils are prone to shrink-swell movement, which can cause foundations to shift over time, leading to subsidence or heave issues. Our report will flag any signs of this type of movement and recommend further investigation if necessary. We also consider flood risk from the River Weaver, which affects parts of Nantwich, and assess whether the property lies within any flood zones.

Additionally, our surveyors inspect all services and utilities within the property. This includes checking the condition of the electrical installation, plumbing and drainage systems, and heating equipment. While we are not qualified to test the safety of these systems, we will identify visible defects, age-related concerns, and installations that appear not to meet current regulations. For properties with septic tanks or private drainage, which are common in rural areas of CW5, we will assess the condition and location of these systems.

• Full structural inspection of all accessible elements
• Detailed defect analysis with photographs
• Assessment of timber-framed and period properties
• Foundation and ground condition evaluation
• Flood risk and drainage assessment
• Clear priority-based recommendations
• Services and utilities inspection

Based on our experience surveying properties throughout CW5, several recurring issues appear regularly in our reports. For the historic timber-framed properties that characterise much of Nantwich's conservation area, timber decay and woodworm infestation are frequent findings. The age of these buildings, combined with the organic nature of their construction, means that rot can develop in hidden locations. Our surveyors probe suspect timber and look for signs of active infestation that might not be visible to an untrained eye.

Damp penetration is another common issue across all property types in the area. Whether it's rising damp in solid-wall Victorian terraces or penetrating damp in older brickwork, excess moisture leads to rot, mold, and structural damage. The local geology, with its clay soils, can also contribute to damp problems if drainage is inadequate. Our Level 3 Survey includes thorough damp testing using calibrated moisture meters and will identify the source of any moisture issues found. We've seen numerous properties where DIY damp proofing has been attempted incorrectly, trapping moisture within walls and causing worse problems than the original rising damp.

Roof defects feature prominently in CW5 survey reports, particularly on period properties with slate or tile roofs. Many roofs in the area are original or date from the early 20th century, and issues such as slipped tiles, failed lead flashing, and deteriorating ridge tiles are common. Our surveyors access the roof where safe and practical to do so, documenting any defects that could lead to water ingress. Chimney stacks on older properties also require careful assessment, as many show signs of movement or deterioration. We often find that parapet walls and chimney breasts have been shortened or removed without proper structural support, which can cause significant problems.

Foundation movement is a particular concern in CW5 due to the clay soils. Properties built on Mercia Mudstone and boulder clay are susceptible to shrink-swell movement, where the ground expands during wet periods and contracts during dry spells. This can cause foundations to shift, leading to cracking in walls, particularly on the vulnerable corner sections of buildings. Our surveyors specifically look for signs of this type of movement, including diagonal cracking around windows and doors, doors that stick or don't close properly, and uneven floor levels. If we identify potential subsidence, we will recommend a specialist structural engineer to investigate further.

The CW5 area is seeing significant new-build activity, with several major developments underway. Stapeley Gardens by Bellway offers three to five-bedroom homes from £299,995 to £539,995. Malbank Waters from Barratt Homes provides two to four-bedroom properties from £234,995 to £439,995. David Wilson's Kingsbourne development features three to five-bedroom homes from £319,995 to £569,995. Meanwhile, Bloor Homes is building at Wrenbury Fields with three to five-bedroom properties from £310,000 to £550,000, and Persimmon Homes has The Pastures with two to five-bedroom homes from £229,995 to £439,995.

While these new-build properties may seem low-risk, our experience shows that all properties can have hidden defects. The rapid pace of modern construction means that issues sometimes slip through quality control. Our surveyors are familiar with the construction methods used by these developers and know the common problem areas to check. Having a Level 3 Survey on a new build gives you confidence in your purchase and a documented list of any issues to raise with the developer. Many buyers are surprised to find that even relatively new properties can have significant defects that need addressing while the warranty is still valid.

The new-build properties in CW5 are typically constructed with cavity wall construction and modern roofing materials, but this doesn't mean they're problem-free. We frequently find issues with insulation installation, ventilation adequacy, and the standard of finishing work. Windows and doors in new builds often require adjustment, and we've identified numerous cases where damp proofing membranes have been damaged or installed incorrectly. The Level 3 Survey is valuable for any new build because it provides a baseline condition report that can be used if problems emerge later.