RICS Level 3 Building Survey in Dunston

Dunston's housing landscape presents unique challenges that make the comprehensive nature of a RICS Level 3 Survey essential. The area, falling within the NE11 postcode, contains a significant proportion of properties built before 1945, with many dating back to the late Victorian and Edwardian periods. These older properties, while full of character, often conceal structural issues that only become apparent through detailed inspection. Our inspectors in Dunston regularly identify problems ranging from aging roof structures to outdated electrical systems that pose safety risks. The blend of traditional brick construction with original features means that many homes require the detailed assessment only a Level 3 survey can provide.

Historical coal mining activity in the Gateshead region represents another significant factor that our inspectors consider during every survey in Dunston. The area has a documented mining heritage, and properties may be built on or near former colliery land. Mining subsidence can cause structural movement and damage that might not be visible from the surface. Our surveyors are trained to identify the tell-tale signs of mining-related subsidence, including pattern cracking in walls and uneven floor levels, ensuring you have a complete picture before committing to your purchase. We check the condition of chimney stacks particularly carefully, as these are often the first structures to show signs of movement in properties affected by mining subsidence.

The proximity of Dunston to the River Tyne also means that flood risk assessment forms an important part of our survey process. While major flooding events are relatively rare, surface water flooding can occur during periods of heavy rainfall, particularly in lower-lying areas near the river. Our inspectors examine the property for evidence of previous water damage, check the condition of drainage systems, and assess the slope of the surrounding land to determine whether the property might be vulnerable to flooding. This is particularly important for properties in the Dunston Bank area, which sits closer to the river valley.

The predominant construction type in Dunston consists of solid-wall buildings constructed from local brick, often with slate or tile roofs. These traditional construction methods served properties well for over a century but do not benefit from the cavity wall insulation that became standard in later builds. Our Level 3 survey assesses the condition of these solid walls, checking for signs of damp penetration, structural movement, and the condition of any render or pointing. We understand that these properties require specific expertise to properly assess, and our surveyors bring that knowledge to every inspection.

• Victorian and Edwardian terraced houses
• Post-war semi-detached properties
• Pre-1919 solid-wall construction
• Modern developments

Our experience surveying properties throughout Dunston and the wider Gateshead area has revealed several recurring issues that buyers should be aware of. Damp problems feature prominently, particularly in the solid-wall construction common to Victorian and Edwardian properties in the area. Rising damp occurs where original damp-proof courses have failed or were never installed, while penetrating damp often affects roof coverings and parapet walls. Our Level 3 Survey identifies the type and extent of any dampness and recommends appropriate remediation. We use moisture meters and thermal imaging equipment where appropriate to build a complete picture of damp issues in the property.

Roofing issues represent another common finding in Dunston surveys. Many properties in the area still retain their original slate or tile roofs, which, while often structurally sound, may have exceeded their expected lifespan. Our inspectors check for broken or missing tiles, deteriorated pointing to ridge tiles, and condition of flashing around chimneys and dormer windows. We also assess the condition of gutters and downpipes, which can be a source of penetrating damp if blocked or damaged. In properties with flat roof sections, we pay particular attention to the condition of the roofing membrane and any signs of ponding water.

Timber defects, including woodworm and rot, are frequently identified in older Dunston properties. The climate in the North East can create conditions conducive to timber decay, particularly where properties have suffered from prolonged damp penetration. Our survey includes inspection of structural timber including joists, rafters, and wall studs, with any infestation or decay fully documented in the report. We identify the type of woodworm present where possible and recommend appropriate treatment by specialist contractors. Fungal decay such as wet rot and dry rot are also flagged, with recommendations for remediation and the source of moisture that is enabling the decay to occur.

Electrical and plumbing systems in older properties often require updating to meet current standards. Our survey includes visual inspection of consumer units, wiring, and plumbing fixtures, with any obvious safety concerns or obvious non-compliance with regulations highlighted. While we don't test the installation, we flag areas that will require further investigation by qualified electricians or plumbers. In particular, we look for older-style fuse boxes that have not been upgraded, visible wiring in poor condition, and plumbing materials such as lead or galvanised steel that may be approaching the end of their useful life.