RICS Level 3 Building Survey Lichfield

Lichfield's architectural heritage creates both charm and complexity for property buyers. The city boasts 244 listed buildings within its civil parish, with timber-framed construction and Georgian brickwork featuring prominently throughout the historic core. These include six Grade I buildings, 32 Grade II* structures, and numerous Grade II listed properties spanning houses, churches, bridges, almshouses, and public buildings. Lichfield Cathedral stands as a landmark of the city's rich architectural history. These older properties, while visually appealing, often conceal structural issues that only a detailed inspection can uncover. Our Level 3 surveyors understand how to assess traditional buildings without causing damage, identifying problems that might otherwise remain hidden until they become expensive repairs.

The local geology presents another important consideration. Lichfield sits on clay deposits that, while generally considered low plasticity, can still exhibit shrink-swell behaviour with moisture changes. Combined with sand deposits and natural compressible deposits in certain areas, this means foundations require careful evaluation. The British Geological Survey identifies shrink-swell as a notable geohazard across Britain, particularly in clay-rich soils, and climate change is projected to increase related subsidence issues. Our surveyors know how to spot the signs of foundation movement that can affect properties across the city, from the historic core to newer developments.

Flood risk affects specific areas of Lichfield and requires targeted assessment. Properties along Swan Road, Bird Street, Dam Street, Stowe Road, St Chad's Road, Netherstowe, Chester Close, York Close, and the A5192 are located within Flood Zone 3, indicating a high probability of flooding. The River Tame, River Trent, and Curborough Brook all pose fluvial flood risks, while Lichfield has been identified as the fourth highest risk urban area in Staffordshire for surface water flooding, with 760 properties at risk. Surface water ponding also occurs behind the railway line in the north of the city. Additionally, the city is partially within the inundation extent of Stowe Pool reservoir. Our surveyors inspect these flood risk areas carefully and include relevant recommendations in your report.

The housing stock varies considerably across Lichfield, from Victorian terraced houses in the city centre to modern detached homes in developments like St John's Grange on Axten Avenue and Lockside on Cricket Lane. Each property type brings different potential issues, and our surveyors tailor their inspection accordingly. With 22 conservation areas in the district and Article 4 Directions in place at Mousley Terrace, Frog Lane, and St Chad's extension, understanding the implications for any property you're considering purchase is essential.

• Timber-framed construction assessment
• Foundation and subsidence evaluation
• Flood risk and drainage inspection
• Historic building condition review
• Modern new build defect identification
• Conservation area implications

Lichfield continues to expand with several new developments bringing modern homes to the area. Sites like St John's Grange by Persimmon Homes on London Road offer properties ranging from £172,000 to £540,000, including one, two, three, and four-bedroom homes plus bungalows. Redrow's Curborough Fields development on Watery Lane presents options from £314,000 to £565,000 for two, three, four, and five-bedroom homes. Charles Church at Lockside on Cricket Lane offers properties from £350,000 to £895,000, while Elan Homes at The Sidings provides luxury apartments and houses starting from £390,000. Even new builds benefit from a thorough Level 3 Survey, as snagging issues and construction defects aren't exclusive to older properties.

Our surveyors understand modern construction methods and can identify common new-build issues such as inadequate insulation in cavity walls, poorly fitted windows, or drainage problems that might not be immediately apparent. We regularly inspect properties on these developments and know the typical issues that arise. With developments like Cromwell Wharf, The Choristers at Streethay, and Sheasby Park in nearby Fradley bringing hundreds of new homes to the area, having an independent assessment before you complete helps ensure you're getting quality construction for your investment.

that new build properties typically come with developer warranties, but these often have limitations. Our Level 3 Survey can identify defects that may be covered under warranty terms, giving you the information needed to engage with the developer before the warranty period expires. We check for building regulation compliance matters that might not be immediately visible, ensuring your new home meets required standards.

• Snagging inspection for new builds
• Construction quality assessment
• Modern building methods evaluation
• Developer warranty review
• Building regulation compliance check

When you receive your RICS Level 3 Building Survey report, you'll find a detailed breakdown of every examined element of the property. Each section receives a condition rating from "Good" requiring no immediate action, through "Fair" meaning some maintenance required, to "Poor" indicating urgent repairs necessary. The report explains exactly what we've found, why it matters, and what should be done about it. We include photographs of key defects and diagrams where helpful to illustrate structural issues.

For Lichfield properties specifically, you might see references to the local clay soil and its potential impact on foundations, particularly for properties built on compressible deposits. If you're purchasing a listed building, our report will assess the condition of historic features and any alterations that may affect the building's character or structural integrity. We understand the implications of these local factors and can explain them in plain English, avoiding technical jargon where possible.

The report also includes a market valuation element, helping you understand how the property's condition affects its worth. If significant issues are discovered, the report provides the evidence you need to negotiate with the seller or reconsider your purchase decision. Our surveyors are available to discuss any aspect of the report with you after delivery, ensuring you fully understand the findings and your options going forward.