RICS Level 3 Building Survey in Malpas

Our RICS Level 3 Building Survey provides an exhaustive examination of all accessible areas of a property. Unlike basic surveys, this service includes a detailed assessment of the property's structural integrity, including walls, floors, roofs, and foundations. Our inspectors will identify any defects, explain their causes, and assess their impact on the property's value and safety. For Malpas properties, this is particularly important given the mix of older timber-framed buildings and modern constructions in the area. We examine every accessible element systematically, ensuring no defect goes unnoticed regardless of how well-hidden it might be.

The survey covers the condition of the roof structure, including any signs of rot in timber elements, the condition of tiles or slates, and the integrity of leadwork. We check all visible timbers for signs of woodworm or fungal decay, which is a common issue in older Malpas properties with traditional construction. Our inspectors also examine the condition of walls, looking for signs of cracking, movement, or damp penetration that could indicate structural concerns. In properties with timber framing, which are prevalent in the historic core, we pay particular attention to the condition of the frame and any rendered infill panels that may be concealing defects.

Given Malpas geology, which includes areas of shrinkable clay soils (till), our survey pays particular attention to signs of subsidence or heave. Properties built on these clay deposits, especially those with mature trees nearby, can experience ground movement that manifests as cracking or structural movement. Our inspectors know what to look for and will flag any concerns that warrant further investigation. The underlying Triassic sandstones and mudstones of the Malpas area create specific challenges that require experienced local knowledge to assess properly.

The Level 3 Survey also includes a comprehensive assessment of the property's damp proof course, ventilation, and insulation. We check for rising damp, penetrating damp, and condensation issues, which are particularly prevalent in older solid-wall properties that lack modern cavity wall construction. Our surveyors will also assess the condition of any existing drainage systems, as blocked or defective underground drainage is a common issue in older properties across the village.

• Structural assessment
• Roof and chimney inspection
• Damp and timber analysis
• Foundation and subsidence check
• Electrical and plumbing overview
• Energy efficiency commentary

Properties in Malpas face several area-specific challenges that our inspectors are trained to identify. The local geology includes Triassic sandstones and mudstones, with superficial deposits of till (boulder clay) in many areas. This clay-rich soil is prone to shrink-swell movement, particularly during periods of drought or when mature trees draw moisture from the ground. Properties in areas with significant tree cover, especially those near the village centre around the historic core, should be carefully examined for signs of subsidence or heave that can manifest as cracking in walls or distortion of door and window frames.

Flood risk is another consideration for certain properties in Malpas. While the village is inland and not at risk from coastal flooding, areas adjacent to the Wych Brook and other tributaries of the River Dee have a low to medium risk of river flooding. More prevalent is surface water flooding, which can affect low-lying areas during heavy rainfall due to the topography and drainage capacity. Our survey will identify any signs of previous flood damage or water ingress and assess whether appropriate drainage and resilience measures are in place. Properties in identified flood risk zones may have a history of flood damage that requires specific investigation.

The historic nature of Malpas means many properties are constructed using traditional methods that differ significantly from modern standards. Pre-1919 properties often feature solid walls with lime-based mortars, timber framing with rendered infill panels, and shallow rubble stone foundations. These construction methods require specific expertise to assess properly, and our surveyors understand how to evaluate their condition without causing damage to historic fabric. Properties within the Conservation Area, which covers much of the historic village core, often have unique characteristics that require experienced assessment.

Malpas has a significant number of listed buildings within its Conservation Area, including the Grade I listed St Oswald's Church and numerous Grade II listed timber-framed properties. Any property listed or within the Conservation Area may be subject to additional planning constraints, including Conservation Area Consent and Listed Building Consent for certain works. Our surveyors understand these constraints and can identify issues that may affect your ability to carry out future alterations or renovations.