RICS Level 3 Survey in HU7

The RICS Level 3 Survey, also known as a Full Structural Survey, provides an extensive examination of every accessible part of a property. Our inspectors in HU7 will assess the structural integrity of the building, including the foundations, walls, floors, ceilings, and roof structure. Unlike a simpler Level 2 survey, the Level 3 includes detailed analysis of any defects found, their cause, their implications for the property's stability, and recommended remediation works. This level of detail is particularly valuable in the HU7 area, where properties range from newly constructed homes in the expanding Kingswood developments to older properties that may have been subject to decades of wear and tear.

In HU7, our inspectors pay special attention to the local geological conditions that can affect properties. The boulder clay geology underlying much of the area has a moderate to high shrink-swell potential, meaning that properties may be susceptible to foundation movement during periods of drought or heavy rain. Our surveyors will examine walls for cracking patterns that might indicate subsidence or heave, assess the proximity of trees to the property, and evaluate the drainage conditions around the building. Properties in areas closer to the River Hull will also receive careful assessment for flood risk and any resulting structural damage that may have occurred from previous flooding events.

The survey also covers all major building systems and installations. This includes the condition of the roof covering and flashing, the state of gutters and drainage pipes, the condition of windows and doors, and the assessment of any extensions or alterations that have been made to the original property. Given that many properties in HU7 have been extended or modified over time, particularly in the older housing estates, our inspectors will verify that any additions have been properly constructed and are not causing structural problems to the main building. We will check for signs of inadequate tying-in of extensions to the original structure, proper damp proof course installation, and the structural adequacy of any removed walls or inserted beams.

• Full structural assessment
• Foundation and subsidence analysis
• Detailed defect reporting
• Flood risk evaluation
• Roof and drainage inspection
• Electrical and heating overview

The housing stock in HU7 reflects the development history of Kingston upon Hull's eastern suburbs over the past several decades. According to census data, semi-detached properties make up approximately 45% of the housing stock in this area, making them the most common property type. Detached homes account for around 25% of properties, while terraced houses represent about 20% and flats make up the remaining 10%. This distribution means that the majority of buyers in HU7 will be purchasing semi-detached properties, which were particularly popular during the post-war expansion period when many families needed affordable housing.

The age distribution of properties in HU7 shows that the largest proportion of homes were built after 1980, particularly in the Kingswood area which has seen extensive development over the past four decades. However, there is also a significant number of properties constructed during the post-war period between 1945 and 1980, representing perhaps 30-40% of the housing stock. Properties built before 1919 are relatively rare in HU7, making up less than 5% of the total housing stock. This mix of older and newer construction means that buyers need a survey that can adapt to different building methods and potential defect profiles depending on the age of the property they are purchasing.

The predominant construction method for properties built since the 1970s is cavity wall construction, featuring a brick outer leaf, a cavity, and a block inner leaf. These properties typically have timber roof trusses supporting concrete or clay tiles, uPVC windows and doors, and modern damp proof courses. However, the older properties in the area, while fewer in number, were constructed using different methods that our surveyors are trained to assess. These older properties may have solid brick walls without cavity insulation, traditional timber floors, and original roofing materials that have reached or exceeded their expected lifespan. Understanding these construction differences is crucial for identifying the right issues during a survey.

The unique geological and environmental conditions in HU7 mean that certain property issues are more prevalent here than in other parts of the UK. The superficial deposits of till, also known as boulder clay, that underlie much of the Kingswood and Sutton-on-Hull areas can cause significant problems for buildings if not properly understood. When this clay soil loses moisture during dry spells, it contracts and can cause foundations to settle unevenly. Conversely, when moisture levels increase, the clay expands and can push foundations upward, a process known as heave. This cycle of shrinking and swelling is particularly problematic for properties with trees planted close to the building, as trees extract moisture from the soil and can accelerate the drying process. Our surveyors will assess tree proximity and recommend a watch-bead monitoring survey if there is any concern about potential movement.

Surface water flooding is another concern for property buyers in HU7. The relatively flat topography of the area means that heavy rainfall can result in water pooling on roads and in gardens rather than draining away quickly. Properties in lower-lying areas or those with poorly designed drainage systems may be at risk of water entering the property or causing damage to foundations. Our surveyors will assess the current drainage arrangements, look for signs of previous water damage, and evaluate the overall flood resilience of the property you are considering purchasing. We will also check the environment agency flood maps to determine the specific risk level for the property location.

The proximity to the River Hull also means that some properties in HU7 may be at risk of fluvial flooding during periods of heavy rainfall or tidal surges. While the area is not directly coastal, the Humber Estuary influence means that extreme weather events can combine tidal and river flood risks. Properties closer to the river corridor will receive additional assessment for flood resilience, including the condition of any existing flood barriers or barriers that may have been installed following previous flooding events. Our surveyors will note any visible signs of previous flood damage, including water marks, damaged plaster, or replaced flooring that may indicate the property has flooded in the past.

Beyond the geological and flooding risks, our surveyors also pay attention to the common defects that affect properties in this specific area. These include roofing issues such as slipped tiles and damaged flashing, particularly on properties with concrete tiles that may have reached the end of their lifespan. We also commonly find damp issues in older properties, including rising damp due to failed or missing damp proof courses, penetrating damp caused by damaged pointing or missing roof tiles, and condensation problems resulting from inadequate ventilation. Drainage problems are also frequently encountered, as clay soil can put pressure on underground drainage pipes, leading to cracks or blockages that can cause water to pool around foundations.