RICS Level 3 Building Survey in Dunnockshaw

The RICS Level 3 Building Survey, also known as a full structural survey, represents the most detailed inspection option available for residential properties. During the survey, our inspector examines the overall condition of the property from foundation to roof, including all structural elements, the condition of walls, floors, ceilings, and doors. The survey identifies defects, explains their implications, and provides expert guidance on necessary repairs and maintenance. For properties in Dunnockshaw, where many homes are of traditional construction using local sandstone and brick, this thorough examination is particularly valuable. We examine the full envelope of the building, including areas that are typically hidden from view during viewings.

Our surveyors pay special attention to the specific risks present in the Dunnockshaw area. Given the historical coal mining activity in this part of Lancashire, including the former Burnt Hills Colliery which operated until 1920, our inspection includes careful assessment of any signs of mining-related subsidence or ground movement. We also examine the property for any evidence of previous flood damage, as Dunnockshaw has documented surface water flooding issues, particularly along Manchester Road. The underlying geology of the area, which includes interbedded sandstones and mudstones, is considered throughout our assessment. We look for the specific indicators that these natural and historical factors may have left on properties.

The Level 3 survey report includes a detailed condition rating system that clearly identifies defects requiring immediate attention, those that should be monitored, and those that represent minor issues. Each defect is photographed and described with recommendations for appropriate repair solutions. For properties in the broader Burnley area with older construction, we specifically look for common issues such as rising damp in properties without modern damp-proof courses, structural movement that may indicate foundation problems, and deterioration of traditional building materials. The report also includes a market valuation element, helping you understand whether the property represents good value relative to its condition. This valuation component is particularly useful for negotiation purposes if significant defects are identified.

The geological conditions beneath Dunnockshaw properties require specific attention during any structural survey. While the underlying rock formations are classified as "Non-Plastic" for clay shrink-swell risk, indicating a lower probability of subsidence from this cause, other subsidence risks remain. Historical coal mining in the area has left underground workings that can cause ground movement even decades after operations ceased. Our surveyors are trained to identify the signs of mining subsidence, including characteristic crack patterns in walls and ceilings, uneven floors, and doors or windows that stick or don't close properly. We also assess the impact of steep slopes consisting of interbedded sandstone and mudstone, which may be susceptible to slope instability and failure.

• Complete structural inspection
• Damp and rot assessment
• Roof and chimney evaluation
• Foundation and subsidence analysis
• Electrical and plumbing observations
• Thermal efficiency comments
• Flood risk assessment
• Mine workings evaluation

Properties in the Dunnockshaw area benefit significantly from a detailed RICS Level 3 survey due to several area-specific factors. The wider Burnley area has a significant proportion of older housing stock, with many properties dating from the Victorian and Edwardian periods when traditional construction methods were used. These older properties, while often solid in construction, can have hidden defects that only become apparent through detailed inspection. The traditional use of local sandstone and brick in this part of Lancashire means properties may have different characteristics to newer builds elsewhere. Burnley itself has 46.6% terraced housing, significantly above the national average of 23.2%, indicating a substantial legacy of period properties requiring careful assessment.

The geological conditions beneath Dunnockshaw properties require specific attention during any structural survey. While the underlying rock formations are classified as "Non-Plastic" for clay shrink-swell risk, indicating a lower probability of subsidence from this cause, other subsidence risks remain. Historical coal mining in the area has left underground workings that can cause ground movement even decades after operations ceased. Our surveyors are trained to identify the signs of mining subsidence, including characteristic crack patterns in walls and ceilings, uneven floors, and doors or windows that stick or don't close properly. Additionally, the unconsolidated deposits in the area include Debris Cone, Head, Alluvium, Glaciofluvial Sand and Gravel, and Made and Infilled Ground, which can be highly compressible and may lead to excessive or differential settlement of structures.

Surface water flooding represents a significant concern for properties in certain locations within Dunnockshaw. Lancashire County Council has initiated a joint investigation into surface water flooding affecting properties on Manchester Road in Dunnockshaw. The council has also engaged with United Utilities to investigate the feasibility of Natural Flood Management in Nutshaw Hill. A report from November 2021 highlighted that surface water flooding has been regularly experienced in East Lancashire, including Manchester Road, with levels in watercourses rising rapidly in response to rainfall events. Flooding in these areas is likely to occur with little warning but be short in duration, and can be hazardous due to the velocity of flows channelled down roads and around buildings. Properties in these areas may have experienced water damage that affects structural integrity.

The slope instability risk in Dunnockshaw should also be considered by property purchasers. Smaller landslips have been identified at Ley Cottage in Dunnockshaw, demonstrating that the steep slopes consisting of interbedded sandstone and mudstone can be susceptible to slope instability and failure. Our Level 3 survey includes assessment of these geotechnical risks where visible evidence is apparent. We note any signs of past movement or conditions that might indicate potential future instability, particularly for properties on or near sloping ground.

Given the age and construction characteristics of properties in the Dunnockshaw and wider Burnley area, our surveyors frequently identify several categories of defect. Dampness issues are particularly common in older properties, including rising damp in buildings constructed before modern damp-proof courses were standard, penetrating damp caused by defective gutters, roofs, or poor maintenance, and condensation problems resulting from inadequate ventilation. These damp issues can lead to timber decay, including both dry rot and wet rot that can affect floors, window frames, and structural timbers.

Structural movement manifests in various ways across local properties, including diagonal or stair-step cracks in walls and ceilings that may indicate foundation movement, uneven floors that can signal subsidence or settlement issues, and misaligned doors and windows that stick or don't close properly. In Dunnockshaw, this movement may be related to historical mining activity, compressible ground deposits, or slope instability on steeper sites. Our surveyors are trained to distinguish between minor settlement that's typical of older properties and more serious structural issues requiring immediate attention.

Roof defects are frequently identified during our surveys, including missing or broken tiles, issues with verges, ridges, hips, and valleys, and problems with flat roof coverings that have exceeded their expected lifespan. Poor ventilation and thermal insulation in roof spaces can also lead to condensation issues and timber deterioration. Given the traditional construction methods used in this area, including solid wall construction often with lime mortars, our surveyors pay particular attention to the condition of these original features and any alterations that may have been carried out over the years.