RICS Level 3 Building Survey in Ormskirk & Aughton (L39)

The RICS Level 3 Building Survey, formerly known as a Structural Survey, provides an exhaustive examination of a property's condition. Our inspectors assess all accessible areas of the building, including the roof structure, walls, floors, ceilings, doors, and windows. We examine the condition of damp proof courses, insulation, and ventilation systems. The survey also includes an evaluation of outbuildings such as garages, sheds, and boundary walls that form part of the property.

In the L39 area, where properties range from historic sandstone buildings to contemporary constructions, our surveyors pay particular attention to the specific characteristics that define each property type. The Ormskirk area features properties constructed with local Triassic sandstone, brick-built Victorian terraces, and post-war housing developments, each presenting unique considerations during the inspection process. Our detailed report provides clear ratings for each element, from "urgent repairs required" to "satisfactory condition," enabling you to understand exactly what to expect.

The Level 3 survey goes beyond superficial observation. Our inspectors will lift accessible floorboards, examine loft spaces where safe access allows, and test windows and doors for operation. We identify defects that may not be visible to the untrained eye, including hidden timber decay, structural movement, and signs of previous settlement. The resulting report serves as both a current condition assessment and a guide to future maintenance requirements.

• Comprehensive structural inspection
• Detailed defect identification
• Maintenance recommendations
• Clear priority ratings
• Market value considerations
• Insurance rebuild cost estimates

The L39 area presents several specific factors that our surveyors take into account during every inspection. The geology of the region includes the Ormskirk Sandstone Formation, a Triassic sandstone unit that influences local construction methods and ground conditions. While not as clay-heavy as some areas, the presence of certain clay minerals in the broader geological context means our surveyors remain alert to potential shrink-swell behaviour in soils, particularly around older properties with shallow foundations.

Flood risk represents another consideration for certain properties within L39. Areas near Sandy Brook and Hurlston Brook have historically experienced flooding, with properties on Altys Lane, Statham Lane, Brook Lane, and Hurlston Drive among those identified as at risk. Our surveyors inspect properties for signs of previous flood damage, damp penetration, and water ingress, providing you with crucial information about flood resilience and any remedial works that may be required.

The conservation character of significant parts of Ormskirk, including the town centre and Granville Park conservation areas, adds another dimension to property purchases in L39. With approximately 600 listed buildings in the West Lancashire area, including numerous Grade II listed properties in and around Ormskirk and Aughton, our surveyors understand the additional considerations that come with historic and listed properties. These buildings may require specialist maintenance approaches and face planning constraints that affect future alterations.

Lowland Lancashire, including the Ormskirk area, is primarily "brick country," with some pockets of Triassic sandstone used in older properties. Local builders' merchants in Ormskirk supply a range of materials including timber, aggregates, plaster, roofing, insulation, bricks, and blocks. Our surveyors are familiar with the construction methods typical to the region, from Victorian brickwork through to modern cavity wall construction, allowing us to identify issues specific to each building era.

West Lancashire Borough Council maintains 28 designated conservation areas, with Ormskirk town centre and Granville Park being particularly significant within the L39 postcode. Our surveyors understand the additional complexities that come with purchasing historic properties in these protected areas. Properties within conservation areas often face planning constraints that affect what alterations can be made, and our reports highlight any specific considerations for future maintenance and improvement works.

The area boasts approximately 600 listed buildings across West Lancashire, with several notable Grade II listed properties within L39. These include buildings on Church Street in Ormskirk, Aughton Hall, the Clock Tower, the Roman Catholic Church of St Anne, The Rookery, Town End House, and White Rails Farmhouse. Purchasing a listed building requires specialist knowledge, as these properties often have unique construction methods and materials that differ from standard modern buildings. Our surveyors have experience assessing historic properties and can identify issues that might otherwise go unnoticed.

When we survey listed buildings, we pay particular attention to the preservation of original features, the condition of historic fabric, and any previous unsympathetic alterations. We understand that listed building consent may be required for certain works, and our reports can guide you on what to expect when maintaining or improving your historic property. The additional depth provided by a Level 3 survey is particularly valuable for these significant investments.

Properties located near watercourses in the L39 area require careful consideration during the survey process. Our inspectors have extensive experience assessing properties in flood-risk areas, including those near Sandy Brook and Hurlston Brook. We examine walls for signs of previous water damage, check the condition of damp proof courses, and assess the effectiveness of existing flood resilience measures.

Specific locations that have experienced flooding include properties on Altys Lane, Statham Lane, Brook Lane, Dyers Lane, Hallsall Lane, Cottage Lane, Asmall Lane, and Hurlston Drive. Properties in these areas may require specialist insurance considerations, and our reports provide valuable information about flood history and potential remediation measures. We also assess drainage systems, guttering, and the general permeability of the surrounding land.

Surface water flooding represents an additional risk across the L39 area, particularly in low-lying sections and areas with poor drainage. Our surveyors inspect external areas, driveways, and gardens for evidence of surface water accumulation and provide recommendations for managing this risk. Understanding flood vulnerability is essential for making an informed property purchase decision in certain parts of Ormskirk and Aughton.

While the L39 area has seen moderate new build activity, with developments such as the Mill Street scheme offering properties in the £495,000-£515,000 range, new build purchases also benefit from professional survey coverage. Even newly constructed properties can contain defects arising from building errors, material faults, or design shortcomings that may not be apparent to buyers during viewings.

The NHBC reports significant growth in new home registrations across the Northwest and Merseyside region, with a 34% rise in Q3 2025. However, this increased construction activity does not guarantee defect-free properties. A Level 3 survey on a new build provides independent verification of construction quality, identifying any issues before you commit to what is likely to be the largest purchase of your life.

For new build properties, our surveyors pay particular attention to areas where defects commonly occur, including window and door installations, roof details, damp proofing membranes, and the integrity of insulation. Even relatively minor defects, if identified early, can be rectified under the builder's warranty period, saving you significant hassle and expense down the line. We provide an objective assessment that complements the builder's own quality checks.

Your RICS Level 3 Building Survey report arrives as a comprehensive document designed to be accessible while remaining technically thorough. The report begins with a property summary, including details of the inspection, the property's construction, and the areas examined. This is followed by the surveyor's overall opinion of the property's condition, highlighting any serious issues that require immediate attention.

The main body of the report addresses each element of the property systematically, from the roof down to the foundations. Each section receives a condition rating, ranging from "poor" requiring urgent repairs through to "satisfactory" or "good" condition. Where defects are identified, the report explains what the issue is, what has caused it, and what the implications are for the property's performance and value. Crucially, the report includes recommendations for repairs and maintenance, categorised by priority so you can plan appropriate action.

Appendix sections provide additional valuable information, including a market valuation (where instructed), buildings insurance rebuild costs, and energy efficiency observations. For properties in conservation areas or listed buildings, the surveyor will note any specific considerations affecting future alterations or maintenance approaches. The report format follows RICS standards, ensuring consistency and comparability regardless of which surveyor conducts the inspection.