RICS Level 3 Survey in Little Bollington with Agden

Our RICS Level 3 Survey provides an exhaustive examination of all accessible areas of the property. The inspector will assess the condition of the walls, roof, foundations, floors, and ceilings, documenting any defects found and their likely cause. In Little Bollington with Agden, where properties range from 16th-century listed buildings to mid-20th century council houses, our inspectors pay particular attention to the common issues affecting older properties.

The survey covers structural elements including load-bearing walls, beams, joists, and the foundation structure. We examine the roof covering, chimneys, flashings, and flat roof areas, checking for signs of deterioration, missing tiles, or structural movement. Our inspectors also assess damp and moisture penetration, which is particularly relevant in properties with solid walls or those located near the River Bollin and Agden Brook flood risk areas.

We inspect all visible woodwork for signs of rot, woodworm, or fungal decay, and assess the condition of doors and windows. The survey includes evaluation of insulation and ventilation, which is especially important in older properties that may not meet current building regulations. Our detailed report also covers the condition of fitted kitchens, bathrooms, and other fixtures, along with an assessment of any outbuildings, garages, or boundary walls.

Given the local construction materials found throughout Little Bollington, our inspectors pay specific attention to red brickwork, render finishes, timber-framed elements, and sandstone elevations. Properties in this area often feature traditional construction methods that require experienced assessment to identify age-related defects accurately.

• Structural walls and foundations
• Roof structure and coverings
• Damp and moisture assessment
• Timber decay investigation
• Electrical and plumbing visible sections
• Boundary walls and outbuildings

Little Bollington with Agden presents a varied housing stock that reflects its rural Cheshire location. The village features approximately 70 residential properties, including a concentration of around 30 former council houses in the main settlement, alongside farmhouses, cottages, and scattered properties along rural lanes. The predominance of older construction methods means our inspectors frequently encounter features common to period properties across Cheshire.

The local geology presents particular challenges that affect properties throughout the area. Cheshire East has clay-rich soils that expand and contract with moisture changes, a process known as shrink-swell that can cause foundations to move and result in structural cracking. Our inspectors are trained to identify the signs of this type of movement, which may manifest as diagonal cracks around door and window frames, uneven floors, or gaps between walls and ceilings.

Flood risk is another significant factor for properties in Little Bollington. The village is affected by flood zones related to the River Bollin and Agden Brook, with properties around Bollington Mill, Bollington Hall Farm, and along Lymm Road being particularly vulnerable. Surface water flooding after periods of heavy rain is also common across Cheshire East. Our survey reports include assessment of flood risk and any visible evidence of previous flooding.

Common defects found in this area's older properties include damp and moisture issues such as rising damp and penetrating damp, structural movement indicating subsidence or settlement, timber decay from dry rot and wet rot, roof defects from leaking or defective coverings, poor insulation, and outdated electrical and plumbing systems. Properties built before 1999 may contain asbestos-containing materials, while those built before 1992 may have lead paint.

• Clay shrink-swell subsidence risk
• River Bollin and Agden Brook flood zones
• Surface water flooding
• Period property defects
• Listed building considerations