RICS Level 3 Survey Hedon

Hedon presents a diverse range of housing stock that benefits significantly from a detailed Level 3 Survey. The town has a Conservation Area covering its historic centre, with numerous listed buildings including St Augustine's Church (Grade I listed) and many Grade II listed properties along St Augustine's Gate, Market Place, and Souttergate. Properties in these older cores often have traditional construction methods including solid brick walls, lime mortar pointing, and timber floor structures that require expert assessment. The local geology presents specific challenges that our inspectors know to look for. Hedon sits on Mercia Mudstone bedrock with superficial deposits of alluvium and till. The clay-rich soils create a moderate to high shrink-swell risk, meaning foundations can move significantly with seasonal moisture changes. This is particularly relevant for older properties with shallower foundations or those with mature trees nearby.

Flood risk is another important consideration for properties in Hedon. Parts of the town, particularly areas near the Hedon Haven, have a risk of flooding from rivers, while surface water flooding affects various locations during heavy rainfall. A Level 3 Survey assesses any history of flood damage, current flood resilience measures, and potential future risks. This information is invaluable for properties in identified flood zones. With a population of approximately 7,100 residents across roughly 3,200 households, Hedon serves as a commuter town for Hull, and many properties in the area have been purchased by first-time buyers and families looking for affordable housing within reach of the city.

The RICS Level 3 Survey is especially important for the various property types found throughout Hedon. With nearly 40% of properties being semi-detached homes built during the inter-war and post-war periods, these homes often feature cavity brick walls and concrete tile roofs that have specific maintenance requirements. Meanwhile, the 20% of properties built before 1919 require careful assessment for age-related defects. Our detailed survey provides the information you need to make an informed decision regardless of the property type you are considering.

• Conservation Area properties
• Listed buildings
• Pre-1900 period homes
• Properties near Hedon Haven
• Properties on clay-rich soils
• Properties with visible cracks or movement

Our RICS Level 3 Survey provides a comprehensive inspection of all accessible areas of the property. We examine the condition of the roof covering, flashing, and chimney stacks, looking for slipped tiles, damaged felt, and signs of past or current leaks. The roof structure is assessed for signs of rot, insect damage, or inadequate support. Given that many Hedon properties have tiled roofs, our inspectors pay particular attention to tile condition and the integrity of the underlying battens and felt. We also assess the loft void where accessible, checking the condition of insulation and ventilation.

Walls are inspected for signs of damp penetration, cracking, or bulging. In older properties with solid brick walls, we assess the pointing condition and look for any evidence of water ingress or salt deposition. Cavity wall constructions in more modern properties are checked for adequate insulation and any signs of cavity bridging that could cause damp issues. Our inspectors also examine window and door frames, looking for signs of rot in timber frames or deterioration in uPVC installations. We note the condition of seals and glazing in double-glazed units.

The property's foundation and structural elements receive thorough attention. We look for signs of subsidence, heave, or settlement, including cracking patterns in walls, doors that stick or don't close properly, and uneven floors. In Hedon's clay soil environment, this is particularly important during periods of dry weather when soil moisture levels change. We also inspect any retaining walls, garages, or outbuildings, as these can reveal issues that affect the main property's stability. Our inspectors measure floor levels using a Spirit level to identify any significant deviation.

Services such as plumbing, electrical wiring, and drainage are visually inspected where accessible. We cannot test systems or check behind sealed walls, but we do note any obvious defects, DIY modifications that appear non-compliant, or signs of age-related deterioration. The report will highlight any areas where specialist contractor inspections are recommended, such as for electrical installations older than 10 years or gas appliances.

• Roof structure and covering
• Wall construction and condition
• Foundation and substructure
• Damp and timber decay
• Windows and doors
• Drainage and plumbing
• Electrical installation visible parts

Hedon's housing stock reflects its development history from a historic market town to a modern commuter settlement. Approximately 20% of properties were built before 1919, featuring traditional solid brick construction, lime mortar, timber floors, and slate or clay tile roofs. These period properties often have character and charm but require careful assessment for issues like damp, timber decay, and outdated services. Properties in this category are concentrated in the Conservation Area around St Augustine's Gate, Market Place, and Souttergate.

The inter-war and post-war period (1919-1980) accounts for around 51% of Hedon's housing, including many semi-detached homes that dominate the local landscape at nearly 40% of properties. These homes typically feature cavity brick walls, timber floors, and concrete tile roofs. While generally sound, they can have specific issues related to their construction era, such as concrete degradation or early cavity wall insulation problems. Many of these properties are found in residential areas surrounding the town centre.

The remaining 29% of properties were built post-1980, including the new developments off Ketwell Lane. Modern construction generally performs well but can have issues with build quality, especially in faster-paced developments. Our inspectors approach each property individually, assessing it according to its specific age, construction method, and condition rather than making assumptions based on age alone. We have surveyed properties across all development periods in Hedon and understand the typical issues associated with each.

Based on our experience surveying properties across Hedon, several defect types appear regularly. Damp is one of the most common issues, particularly rising damp in older properties with solid walls or penetrating damp caused by damaged pointing, cracked render, or deteriorated flashings. Our inspectors use their expertise to identify the source of damp and assess whether it is active or historic. We check for signs of salt deposition on walls, which can indicate ongoing damp problems.

Roofing issues are frequently identified, especially in properties with older tiled roofs. Common findings include slipped or broken tiles, damaged or perished felt, corroded flashings, and deteriorating ridge tiles. In some cases, we find evidence of past leaks that have caused rot to timber rafters or ceiling joists. Our inspectors inspect both the exterior roof covering and accessible loft void areas where applicable. Properties with concrete tile roofs may show signs of surface erosion or frost damage.

Timber defects including wet rot, dry rot, and woodworm activity are found in many period properties. These issues can affect window frames, door frames, floor joists, and roof timbers. Early detection is important as timber decay can spread and compromise structural elements if left untreated. Our inspectors probe timber where appropriate to assess its condition. We look for soft spots, discoloration, and fungal growth that indicate decay.

Drainage problems are identified in many Hedon properties, particularly in older homes with original drainage systems. Issues can include cracked or displaced pipes, root intrusion, blockages, and inadequate falls. We inspect accessible drains and note any signs of leakage or subsidence that may relate to drainage issues. Given the clay soil conditions in Hedon, we also pay attention to any evidence of drainage-related ground movement that could affect foundations.

If you are purchasing a property within Hedon's Conservation Area or a listed building, there are additional considerations to factor into your decision. Properties in the Conservation Area are subject to stricter planning controls, and any external alterations, extensions, or demolition may require Conservation Area Consent or Listed Building Consent in addition to standard planning permission. Materials used for repairs or alterations must often match existing historic fabric, which can make future maintenance more expensive.

Our Level 3 Survey report includes assessment of the property's condition in the context of these conservation requirements. We can identify any works that may have been carried out without the necessary consents, which could cause issues when you come to sell the property. We also note any alterations that might require retrospective Listed Building Consent, which can be a significant concern for buyers of historic properties. This level of detail is particularly valuable given the concentration of listed buildings along St Augustine's Gate, Market Place, and Souttergate.

For properties in flood risk areas near the Hedon Haven, the survey can also inform your insurance requirements and any flood resilience measures that may be needed. Understanding the full context of your property purchase in Hedon helps you make a confident decision about your investment.