RICS Level 3 Building Survey in Great Altcar

The unique geography of Great Altcar makes a RICS Level 3 survey particularly valuable for prospective buyers. This civil parish sits on the West Lancashire Coastal Plain, where the land is dominated by low-lying marshy terrain and peat or alluvial deposits. Historically, the area required extensive drainage systems known as the "Alt" drainage network to make the land suitable for agriculture and habitation. Properties in this area face significantly higher risks of damp-related issues compared to properties built on more stable ground. The network of drainage dykes and pumping stations that keep this land habitable is a constant feature of the landscape, and understanding how these systems interact with individual properties is essential for any thorough survey.

Our inspectors regularly identify problems stemming from the local ground conditions. Rising damp and penetrating damp are common concerns, particularly in period properties that may have been built before modern damp-proof courses were standard. The high water table in this low-lying area means that moisture can migrate through walls and foundations, leading to structural concerns if left unchecked. We have seen numerous properties where damp has caused deterioration of timber floors, damage to internal plasterwork, and even structural damage to wall foundations. A Level 3 survey specifically examines these risks and provides you with a detailed assessment of any existing damage or potential future problems.

Beyond damp issues, the alluvial and peat soil composition creates potential for settlement and subsidence. As the ground beneath a property consolidates or shifts, buildings can develop structural movement that manifests as cracks in walls, doors that stick, or uneven floors. Our surveyors inspect for these signs thoroughly, assessing the condition of foundations, walls, and the overall structural integrity of the building. We pay particular attention to the relationship between the property and the surrounding ground levels, as properties that sit below the natural drainage level are particularly vulnerable to water ingress and associated damage.

• Rising damp from high water tables
• Structural movement on soft soils
• Drainage system failures
• Flood damage to lower floors
• Timber decay in older properties

Our experience surveying properties throughout West Lancashire has given us detailed knowledge of the typical defects found in this area. The high risk of surface water flooding due to the low-lying nature of the land means that our inspectors always examine external ground levels, the condition of damp-proof courses, and the effectiveness of any drainage systems. Properties that have been historically flooded may show signs of water damage to lower walls and floors that require further investigation. We have surveyed several properties in the area where previous flooding has caused damage to electrics at lower levels, and we ensure that these issues are clearly documented in our reports so that buyers can factor them into their decision-making process.

Drainage issues are particularly prevalent in Great Altcar. The reliance on drainage dykes and pumping systems to manage water levels in this low-lying area means that properties can be vulnerable to water ingress if these systems fail or become overwhelmed during heavy rainfall. Our surveyors inspect surface water drainage, foul water systems, and any pumping equipment that may be present. We also check that guttering and downpipes are functioning correctly and directing water away from the property foundation. We have seen properties where blocked or inadequate drainage has led to significant damp problems, and our thorough inspection process helps identify these issues before they become major repairs.

Traditional building materials used in the area also require specialist knowledge. Many older properties feature brick construction with some timber-framed structures, and our surveyors understand how these materials perform in the local environment. We look for signs of cement mortar deterioration in older brickwork, salt efflorescence indicating ongoing damp issues, and any timber decay that may be present in structural elements or finishes. The Church of St Michael and All Angels, built in 1879, exemplifies the traditional construction methods used throughout this area, and many private dwellings in the parish were built using similar techniques. Understanding these traditional building methods is essential for accurately assessing the condition of period properties in Great Altcar.

The agricultural nature of the surrounding land also has implications for property condition. Farm buildings, storage tanks, and agricultural machinery can all affect drainage patterns and water tables on adjacent properties. Our surveyors take these external factors into account when assessing any property in this rural area. We have seen properties where changes to adjacent agricultural land have altered drainage patterns and caused damp problems that were not present when the property was originally built. This holistic approach to surveying ensures that you have a complete picture of the property's condition and any potential risks.