RICS Level 3 Building Survey Great Sankey

Our Level 3 Building Survey is designed for properties of any age, but it is particularly valuable in Great Sankey where the housing mix includes both period properties dating back to the Victorian and Edwardian eras alongside modern new-builds. The survey provides a thorough inspection of the structure, including load-bearing walls, floors, ceilings, and the roof structure. We examine the condition of the building fabric, identify any signs of subsidence, damp, or structural movement, and assess the condition of windows, doors, and internal finishes. Our surveyors check the integrity of solid floors commonly found in traditional brick-built properties across the area, as these can be prone to damp issues if adequate sub-floor ventilation is not present.

The report goes beyond simply listing problems - it explains the implications of each defect and often includes guidance on the urgency of repairs. For properties in Great Sankey that are listed buildings, such as St Mary's Church, Sankey Railway Station, or the various milestones and historical features scattered across the area, a Level 3 survey is particularly important as it can identify issues that may require listed building consent to repair. Our team understands the specific constraints that come with owning period properties in this area and can advise on appropriate remediation approaches that maintain the character of historic homes while addressing structural concerns.

The survey also covers any extensions or alterations that may have been carried out, checking whether they appear to have been properly constructed and whether any necessary building regulations approvals were obtained. Given the number of properties that have been extended over the years - particularly Victorian and Edwardian terraces that have had rear extensions added - our inspectors pay particular attention to the junction between original and new work, looking for signs of differential movement or water ingress that can occur where different construction types meet.

• Structural elements and load-bearing walls
• Roof structure and covering
• Damp and timber condition
• Windows, doors, and joinery
• Extensions and alterations
• Services and utilities

Great Sankey offers a diverse range of properties that each present unique considerations for a structural survey. The area's predominant housing stock consists of semi-detached properties, with a good proportion of detached homes and terraced houses. Many properties in the older parts of Great Sankey were built using traditional brick construction with solid floors, which can be prone to damp issues if adequate ventilation is not present. The local geology in this part of Cheshire means that properties may be built on clay soils, which can expand and contract with moisture changes, potentially affecting foundations over time - a factor our surveyors specifically assess when inspecting properties in areas like Lingley Green and around Burtonwood Road.

The employment profile of Great Sankey is notably strong, with 65.2% of working-age adults in employment during the 2021 census - significantly above the national average of 57.2%. This affluence is reflected in the property market, with detached properties averaging around £385,000. The area has seen positive price growth in the WA5 1 and WA5 3 postcode sectors, with both areas showing around 5.5% growth in the last year according to Housemetric data. This strong local economy and ongoing development, including the Omega Business Park expansion which aims to create around 24,000 jobs, suggests continued demand for quality housing in the area. The presence of high-skilled workers - with 36.4% holding Level 4 qualifications or above - means buyers here are particularly discerning about property quality.

For buyers considering properties in the newer developments such as Aspen Row (Miller Homes), Holly Grange, or Eagles Green, a Level 3 survey is still valuable despite the properties being relatively new. Our inspectors can identify construction defects, issues with workmanship, or problems with building materials that may not be apparent to an untrained eye. Given that more than one-in-three employed residents in Great Sankey work from home (a significantly higher proportion than most areas), we also pay particular attention to the condition of any converted spaces or home offices during our inspections. This includes checking the structural integrity of loft conversions, assessing whether sufficient insulation has been installed, and verifying that any electrical work in converted spaces meets current regulations.

Our surveyors have extensive experience with the construction methods typically found across Great Sankey's housing stock. The area's older properties - particularly those built before 1919 - were typically constructed with solid load-bearing brick walls, timber floor joists, and slate or clay tile roofing. These traditional construction methods served well for over a century but require specific knowledge to assess properly. We check for signs of past timber treatment, assess the condition of mortar pointing (which deteriorates over time in exposed positions), and evaluate whether original features like cornices and ceiling roses show any signs of movement that might indicate structural movement.

In newer properties built since the 1980s, we commonly see cavity wall construction with concrete tile roofs. While these properties are generally more modern, they bring their own set of potential issues - particularly around insulation installation, ventilation of habitable spaces, and the condition of synthetic mortar used in newer brickwork. Our inspectors pay close attention to the junction between different construction types where extensions have been added, as this is a common area for water ingress and structural movement to occur.

Great Sankey contains seven Grade II listed buildings, including St Mary's Church, Sankey Railway Station, and several historical milestones and features. While most residential properties in the area are not listed, the proximity to listed structures and the area's historical character means that some properties may have been constructed using reclaimed materials or may have historical features that require specialist assessment. Our surveyors understand these local nuances and can identify when a specialist may be needed for listed building considerations.

The decision to commission a RICS Level 3 Building Survey is particularly important in Great Sankey's current market. With property prices showing steady growth - around 5.5% in both WA5 1 and WA5 3 over the past year - buyers are investing substantial sums in their purchases. A Level 3 survey provides the detailed information needed to confirm that a property is worth the asking price and to identify any issues that might affect its long-term value or require expensive repairs.

For properties in the new-build developments currently being constructed across Great Sankey - including the upcoming Aspen Row development from Miller Homes, Holly Grange with its range of two to four-bedroom homes, and Eagles Green - a Level 3 survey offers valuable protection against construction defects. While new homes are covered by NHBC and other warranty providers, these warranties often have limitations and may not cover certain defects. Our surveyors can identify issues that might not be immediately apparent to buyers, from snagging items to more serious structural concerns, giving you leverage to request corrections from the developer before completion or to negotiate on price if issues are found.

The mix of housing in Great Sankey - from period properties near St Mary's Church to modern family homes in Chapelford Urban Village - means that a one-size-fits-all approach to surveys does not work. Our Level 3 surveys are tailored to each property, taking into account its age, construction type, location, and any specific concerns you may have raised. This bespoke approach ensures that you receive a report that is genuinely useful for your specific purchase decision, rather than a generic template with irrelevant information.