RICS Level 3 Survey in Heapey

The rural character of Heapey means that many properties in the area are considerably older than typical modern housing, with the parish containing fourteen buildings recorded in the National Heritage List for England. These listed buildings, predominantly former farmhouses constructed from sandstone with stone-slate roofs, require particular attention during any structural inspection. A RICS Level 3 Survey provides the depth of investigation necessary to assess properties that may have non-standard construction methods, including those featuring timber-framed partitions with wattle and daub infill. Understanding the condition of these historic elements is essential before purchasing any older property in the area.

The geological conditions in this part of Lancashire also warrant careful consideration. While Heapey does not currently face flood warnings from rivers or groundwater, the underlying clay-rich soils present a shrink-swell risk that can affect foundations and structural elements. Volume changes in clay soils caused by variations in moisture content represent the most damaging geohazard in Britain, potentially causing subsidence or heave that manifests as cracking in walls and movement in structural members. Our surveyors specifically examine properties for signs of this type of movement, particularly in areas where mature trees are present close to buildings, as tree root moisture extraction can exacerbate shrink-swell effects.

New developments continue to change the face of Heapey, with planning permission granted for developments including four detached dwellings at Lower House Fold Farm and an affordable housing scheme at Ryefield. Meanwhile, the proposed 174-home development by Rowland Homes off Bagganley Lane represents significant future growth in the area. While these newer properties may appear to require less detailed inspection, even new builds can contain defects that only a comprehensive survey will identify. Our surveyors apply the same rigorous methodology whether inspecting a converted farmhouse or a newly constructed detached home, ensuring you receive accurate information about the property's true condition.

Properties in Heapey that particularly benefit from a Level 3 Survey include those over 70 years old, listed buildings such as Morris Farmhouse at Grade II*, traditional farmhouses with sandstone construction, and properties that have undergone previous alterations. The fourteen listed buildings in the parish include notable examples like Critchley's Farmhouse with its timber-framed partitions, Wogden's Farmhouse, Causeway House Farmhouse, and Warth Farmhouse, all of which require expert assessment due to their historic construction methods.

• Older properties over 70 years
• Listed buildings and farmhouses
• Properties with sandstone or timber construction
• New builds requiring defect assessment
• Properties near mature trees (shrink-swell risk)

The comprehensive nature of a Level 3 survey means it addresses all major building elements and their condition. Our inspectors examine the roof structure, covering materials, flashings, and chimneys, looking for signs of deterioration, missing or slipped tiles, and structural defects in the rafters and purlins. In properties with slate roofs, common throughout Heapey's older buildings, particular attention is given to the condition of individual slates and any signs of deterioration that could lead to water penetration. We have found that stone-slate roofs on traditional farmhouses often require specialist repair by contractors familiar with traditional materials, and our reports will highlight where this expertise may be required.

The survey extends to external walls, assessing their structural integrity and examining for cracks, movement, or signs of damp penetration. Our surveyors identify different types of cracking patterns that may indicate subsidence, thermal movement, or structural distress. In sandstone properties, which are prevalent in Heapey, we examine the condition of the stonework, mortar joints, and any signs of erosion or weathering that could compromise the wall's weather resistance. Internal inspections cover all floors, ceilings, and walls, with our surveyors lifting accessible trap doors to examine underfloor voids and using moisture meters to identify areas of dampness.

Building services including plumbing, electrical installations, and heating systems fall within the scope of the Level 3 survey, though our inspectors will clearly state that they are not testing these systems but rather observing their condition and identifying obvious defects or safety concerns. The report also addresses the presence of hazardous materials such as asbestos, which may be present in properties built or renovated before the year 2000. In older Heapey properties that may have been renovated in the 1970s or 1980s, we commonly find asbestos-containing materials in floor tiles, pipe insulation, or roof sheets.

Foundation and substructure assessment involves examining the property for signs of settlement, subsidence, or heave. Our surveyors look for cracking patterns that may indicate movement, doors and windows that do not close properly, and visible signs of foundation distress. In Heapey, where clay soils present a shrink-swell risk, particular attention is given to the relationship between trees or vegetation and any observed structural movement. We also examine drainage around the property, as defective drains can lead to saturation of the subsoil and contribute to foundation movement.

• Structural movement and subsidence signs
• Roof defects and weather penetration
• Dampness and timber decay
• Wall tie corrosion
• Lintel failures
• Drainage defects
• Asbestos-containing materials
• Invasive plant species