RICS Level 3 Building Survey in Delamere and Oakmere

Our RICS Level 3 Survey provides an exhaustive examination of every accessible part of the property. The surveyor will inspect the roof space, examine walls both internally and externally, check floors, doors, and windows, and assess the condition of all services including plumbing, electrical wiring, and heating systems. We also examine any outbuildings, garages, and the general condition of the grounds. The resulting report runs to dozens of pages, providing you with a complete picture of the property's current condition, including clear ratings for each element and prioritised recommendations for any necessary repairs or maintenance.

Properties in Delamere and Oakmere present particular considerations that our surveyors are trained to identify. The local geology features glacial till (boulder clay) overlying Triassic sandstones of the Sherwood Sandstone Group, and the clay content in many areas creates a moderate to high shrink-swell risk. This can lead to subsidence or heave issues in properties with shallow foundations, particularly during periods of drought followed by heavy rainfall. Our surveyors specifically assess the signs of such ground movement, checking for cracking, doors that stick, and other indicators that might suggest foundation problems. We examine the property's foundations where visible and assess the surrounding ground conditions, recommending further investigation by a structural engineer if concerns are identified.

Given that Delamere and Oakmere has a notable number of listed buildings and properties within conservation areas, our Level 3 Survey pays particular attention to the special considerations these properties require. Historic features, original construction methods, and any previous alterations that may not meet modern standards are all documented in detail. This is particularly important given the stricter planning controls and building regulations that affect such properties, including the requirement for Listed Building Consent for many alterations. Our surveyors understand the specific constraints affecting properties in Oakmere village conservation area and can identify any work that may not have received proper approval.

The area predominantly features traditional brick construction, often with red brick reflecting the historical building styles of Cheshire. Some properties incorporate sandstone, a common local material, while others may have rendered walls. Older properties typically have solid wall construction, while post-1920s properties generally feature cavity walls. Roofs are typically pitched with slate or tile coverings, and timber frame construction is used in some newer developments. Our surveyors understand these local construction methods and can identify defects commonly associated with each type.

• Complete structural assessment
• Detailed defect identification
• Ground stability evaluation
• Energy efficiency observations
• Future maintenance planning
• Insurance risk assessment

The area surrounding Delamere and Oakmere has its own set of environmental factors that can affect properties. The proximity to the River Weaver and its tributaries means that certain properties, particularly those in lower-lying areas near watercourses, may have a history of fluvial flood risk. Surface water flooding can also occur during periods of heavy rainfall, especially where drainage systems become overwhelmed. Our surveyors check for signs of previous flood damage and assess the effectiveness of any existing flood mitigation measures. Properties in identified flood risk zones may have a history of flood damage, which we investigate to assess residual issues.

For properties in the new developments such as The Pastures in Oakmere (Stewart Milne Homes, offering 3, 4, and 5-bedroom detached homes from approximately £400,000 to over £700,000), Oakmere Place (Bellway, with prices starting from around £320,000), or Delamere Chase (Taylor Wimpey, with prices starting from approximately £350,000), our surveyors pay attention to the construction quality of recently built homes. While these properties are relatively new, snagging issues can still occur, and the Level 3 Survey can identify any defects that need addressing through the developer's warranty or insurance provisions. Many buyers choose to have a survey even on new properties to ensure they are moving into a home without hidden problems.

The presence of conservation areas in Oakmere village and the scattering of listed buildings throughout Delamere and Oakmere adds another layer of consideration for buyers. Properties in these categories often require more careful inspection due to their historical significance and the specific regulations governing their maintenance and alteration. Properties within conservation areas or those that are listed buildings are subject to stricter planning controls, and any alterations often require Listed Building Consent in addition to standard planning permission. These constraints can impact the feasibility and cost of renovation work.

• Clay shrink-swell subsidence risk
• River Weaver flood zones
• Historical salt mining considerations
• Conservation area restrictions
• Listed building requirements
• New-build warranty checks