RICS Level 3 Building Survey in DN19

Properties in the DN19 postcode area face several specific challenges that make a comprehensive RICS Level 3 Survey particularly valuable. The local geology is characterized by extensive alluvial clay deposits along the Humber Estuary, which are susceptible to shrink-swell behaviour. This means the ground can heave during wet periods and settle during dry spells, potentially causing foundation movement and structural issues. Our surveyors are experienced in identifying the signs of this type of ground movement, including cracking patterns and door alignment issues that might indicate subsidence or heave. The DN19 area has been identified as having a notable shrink-swell hazard score, which the British Geological Survey considers the most damaging geohazard in Britain.

The area also presents flood risks that vary depending on your specific location. Properties near Barrow Beck in Barrow upon Humber face river flood warnings, affecting locations such as Ferry Road, The Poplars and Glanford Grove. Areas closer to the Humber Estuary, including parts of New Holland and Goxhill, experience tidal flooding concerns. Groundwater flooding affects several locations including Orchard Close, Westoby Lane, Park View Close, Feather Lane and Wolsey Drive after prolonged rainfall. A Level 3 Survey includes assessment of flood risk indicators and previous water damage that might not be visible during a casual viewing. We have inspected properties in these exact locations and understand how groundwater can rise through floors during periods of sustained rainfall.

The housing stock in DN19 is remarkably diverse, which further emphasizes the need for thorough inspection. Many properties in Barrow upon Humber and Goxhill date from the 18th and 19th centuries, constructed using traditional methods and materials that differ significantly from modern construction. These older properties often have hidden issues such as outdated electrical systems, historic building defects, or deterioration that has developed over decades. Meanwhile, newer developments like those on Ferry Road, at Harrison Green and Goxhill Haven represent modern building techniques that may have their own specific concerns. Approximately 77.9% of households in the DN19 area live in houses or bungalows, with 31.5% semi-detached and 23.2% detached properties.

• Clay soil shrink-swell risk
• Tidal and groundwater flood zones
• Period property construction issues
• New build defect assessment

The Level 3 Survey report is designed to give you clear, actionable information about the property, presented in a format that is easy to understand while remaining technically accurate. Each section of the property receives a condition rating, from one (serious issues requiring urgent attention) to three (no urgent issues). The report explains any defects found, their likely cause, and what repair or remedial action might be required. Where relevant, we include advice on further investigation by specialist contractors, such as structural engineers for significant movement concerns. This independence means you receive unbiased advice focused on protecting your interests as the buyer.

For DN19 properties, our surveyors pay particular attention to the specific issues affecting this area. The report will address any signs of ground movement related to the clay soils, including cracking to walls, sticking doors and windows, and any visible evidence of subsidence or heave. We note the condition of drainage systems, which is particularly important in areas with high groundwater like Orchard Close, Westoby Lane and Park View Close where flooding after prolonged rainfall is common. The report also includes an assessment of the property's resistance to flooding and any historical flood damage that might be evident, including watermarks on walls or deteriorated plaster at lower levels.

You receive a summary of the survey findings at the front of the report, highlighting the most significant issues discovered during the inspection. This allows you to quickly understand the property's overall condition before reading the detailed findings. The report also includes our view on the property's suitability for its intended use and any specific concerns for particular types of buyers, such as those planning significant alterations. We provide practical recommendations for ongoing maintenance that will help preserve the property's condition and prevent small issues from becoming major problems.

If the survey identifies significant issues, you can discuss the findings with your solicitor and decide whether to renegotiate the purchase price, request that the seller carry out repairs before completion, or in some cases, withdraw from the purchase. The detailed nature of the Level 3 Report gives you solid grounds for negotiation, and most sellers in the DN19 market are accustomed to survey-related discussions given the age and condition of many properties in the area.

Understanding the construction methods used in DN19 properties helps our surveyors identify potential issues specific to the area. Historically, buildings in Barrow upon Humber were constructed from wood, earth and straw, evolving to predominantly brick and tiled roofs from the 17th century onwards. Local brick, often made from alluvial clay deposits found along the River Humber, is a common material in period properties throughout the area. This local brick can vary significantly in quality and porosity compared to modern bricks, affecting the property's resistance to weather penetration.

Clay pantiles or natural slate are typical roofing materials across DN19, with Sandtoft Goxhill Handmade Clay Plain Roof Tiles being a distinctive local product still used in restoration work. When inspecting properties with these traditional roofs, we pay particular attention to the condition of tiles, the integrity of the underfelt, and any signs of past repairs using inappropriate materials. Limestone ashlar blocks are occasionally used for decorative elements on brick buildings, and these require specific assessment for deterioration.

Many properties in Goxhill and Barrow upon Humber feature solid walls rather than the cavity walls found in modern construction. These solid walls have different thermal properties and may be more susceptible to damp penetration. Our surveyors understand how to assess these traditional construction methods and can advise on any implications for insulation improvements or renovation work you may be considering after purchase.

The DN19 area is seeing ongoing development activity, with new build developments including Harrison Green in Barrow upon Humber by Keigar Homes, offering 2-5 bedroom bungalows and houses. There is also a development adjacent to Hawthorne Gardens in Goxhill with planning permission for 85 homes, plus a further 15 proposed. New build plots on Ferry Road are available with prices ranging from £219,950 to £419,950. At Goxhill Haven, executive homes such as The Buckingham (5-bedroom) and The Ancholme (3-bedroom) are available. These developments represent modern building techniques that may have their own specific concerns.

While new properties might seem to require less scrutiny, our experience shows that a Level 3 Survey can still add significant value. New builds can have construction defects, particularly in developments where speed of construction is prioritized. Our surveyors are trained to identify issues such as inadequate insulation, poorly installed damp proofing, substandard workmanship in windows and doors, and defects in roofing. We check that the property has been built to the specification outlined in your purchase agreement and identify any snagging issues that the developer should address before completion. Even with NHBC warranty coverage in place, having your own independent survey provides protection for your investment that goes beyond what the builder's warranty offers.

For new builds, we also assess whether the property has been constructed in accordance with building regulations and that appropriate guarantees are in place. We can identify defects that may not be immediately apparent to the untrained eye but could develop into serious issues over time. The cost of a Level 3 Survey on a new build is modest compared to the property value and provides valuable .

The DN19 area contains a significant number of listed buildings, particularly in Barrow upon Humber and Goxhill, reflecting the rich historical heritage of these villages. Barrow upon Humber features a Conservation Area with numerous Grade II listed properties surrounding the Grade I listed Church of Holy Trinity. Other notable Grade II listed properties include The Nook, Sconer House, Beck Farmhouse, Church View, The Manor House, Papist Hall, The Old Vicarage, Glebe Farmhouse, Banner House, the Congregational Chapel, the Market Cross, Scrivener's Cottage, Vine House, Wate Garth, The Priory and Holly House. Barrow Hall is also Grade I listed, located outside the conservation area.

In Goxhill, you'll find the Grade I listed Church of All Saints and the Grade II* listed Goxhill Hall, which has an adjoining Grade I Medieval Hall representing late 14th/early 15th century construction. Other Grade II listed structures include various historic barns, Chapel Farmhouse, Mill Farmhouse, Station House and The Old Vicarage. These historic properties require particular expertise to survey, as they often have construction methods and materials that differ significantly from modern buildings.

Our surveyors understand the specific challenges of surveying historic properties. We assess the condition of traditional building elements such as timber frames, thatch or slate roofs, and solid walls. We identify any areas where the property may require ongoing maintenance to preserve its character while ensuring structural integrity. The Level 3 Survey report includes advice on any urgent repairs needed and guidance on how to approach renovation work that respects the property's historic character. We understand that listed building consent may be required for certain works, and we can advise on the implications this has for future maintenance and alteration plans.