RICS Level 3 Building Survey in Hollym

Our RICS Level 3 Building Survey provides an exhaustive examination of all accessible parts of the property. We inspect the roof structure, including rafters, purlins, and battens, checking for signs of deterioration, rot, or inadequate repairs. Our inspectors examine the walls both internally and externally, looking for cracking, damp penetration, and structural movement that could indicate subsidence or foundation problems. In Hollym, where properties may be exposed to coastal weather conditions, we pay particular attention to salt damage and the condition of external render and pointing.

The survey includes a thorough assessment of the property's damp proof course and ventilation, which is essential in older properties where original construction methods may not meet modern standards. We inspect timber elements including joists, rafters, and floorboards, checking for woodworm, dry rot, and wet rot that can compromise the structural integrity of the building. Our inspectors also examine windows, doors, and their fittings, assessing their condition and energy efficiency.

One of the key benefits of the Level 3 Survey is our assessment of the property's services, including plumbing, electrical systems, and heating. While we are not qualified to certify these installations, we identify obvious defects, safety concerns, and areas requiring further investigation by specialists. This is particularly valuable in Hollym, where older properties may have outdated electrical wiring or plumbing systems that need updating.

We also assess the grounds around the property, including any outbuildings, boundaries, and drainage systems. For properties near the coast, we examine the condition of any retaining walls, fences, or other structures that may be affected by coastal exposure. Our inspectors will note any trees near the building that could affect foundations, particularly important in areas with clay soils where root systems can influence moisture movement.

• Full structural assessment of all load-bearing elements
• Detailed damp and timber inspection
• Roof, chimney, and gutter condition report
• Analysis of walls, foundations, and ground conditions
• Assessment of extensions and alterations
• Energy efficiency observations
• Clear traffic light ratings for each element

Properties in Hollym and the surrounding East Riding area typically feature traditional brick construction, reflecting the building practices common throughout this region. The local geology consists of superficial deposits of till (boulder clay) overlying chalk bedrock, which can present specific challenges for foundations and drainage. Clay soils are particularly susceptible to shrink-swell movement, where the ground expands when wet and contracts during dry periods, potentially affecting foundation stability over time. Our inspectors are trained to identify signs of this type of ground movement, including cracking patterns and door alignment issues.

Many properties in the village will have been built using traditional techniques that were common in the early to mid-twentieth century. These may include solid brick walls without cavity insulation, lime-based mortars and renders, and original timber windows. While these features can add character to a property, they also require specific maintenance approaches. Our inspectors know how to assess these traditional building elements and can identify when they are performing adequately or when intervention is needed.

The most common property type in Hollym is the three-bedroom terraced house, with an average asking price of approximately £134,696. However, the village also features detached houses, semi-detached properties, and bungalows that cater to different buyer requirements. Whatever type of property you are purchasing, our Level 3 Survey provides the detailed assessment needed to understand its condition and any potential issues.

Properties in coastal areas like Hollym face particular challenges from salt-laden air and increased exposure to weather. External brickwork and render can deteriorate more quickly than in inland locations, and metal components such as gutters, downpipes, and railings may show earlier signs of corrosion. Our inspectors pay close attention to these coastal-specific issues, documenting any deterioration and advising on appropriate maintenance strategies.

Based on our experience surveying properties in the Hollym area, several defect types appear regularly in our reports. Structural movement related to clay soil shrinkage is one of the most common issues we encounter, particularly in properties with shallow foundations built during the mid-twentieth century when building regulations were less stringent. The shrink-swell behaviour of the local boulder clay can cause foundations to shift slightly over time, resulting in characteristic diagonal cracking that we carefully document during our inspection.

Damp penetration is another frequent finding, especially in older properties where the original damp proof course may be damaged or nonexistent. In coastal locations, the combination of driving rain and salt-laden air can accelerate the deterioration of external walls and pointing. We often find that lime-based mortars, while historically appropriate, have been patchily repaired with cement-based mortars that can trap moisture and cause underlying brickwork to deteriorate.

Roof defects are commonly identified in Hollym properties, particularly where original roof coverings have been repaired with mismatched materials or where lead flashing around chimneys has deteriorated. Given the exposure to coastal weather, tiles and slates can become brittle or displaced, and we check carefully for any signs of water ingress that may not yet have manifested as visible damp inside the property.

Timber decay, including woodworm infestation and both wet and dry rot, remains a concern in properties of any age. Our thorough inspection of roof spaces, underfloor areas, and visible timber elements helps identify these issues before they become major structural concerns. In properties with original timber windows, we frequently find that glazing putty has failed and that wood rot has begun to affect window frames, particularly at the bottom rail where water collects.