RICS Level 3 Building Survey Preston PR1

Our RICS Level 3 Building Survey provides an exhaustive examination of all accessible parts of your Preston property. The inspection covers the roof structure and covering, including slate and tile roofs common to older terraced properties in areas like Fishergate Hill and the city centre. We assess the condition of walls, examining both solid brick construction found in pre-1919 properties and cavity wall systems in post-war housing. Our inspectors evaluate floors, stairs, and joinery, while also checking foundations where visible and assessing the overall structural integrity of the building. We examine every aspect from the roof ridge to the foundation bearing strata, providing you with a complete picture of the property's condition.

The survey includes detailed reporting on damp conditions, which our experience shows are particularly prevalent in Preston terraced properties due to the age of the housing stock and sometimes inadequate ventilation. We inspect timber elements for rot and woodworm infestation, common issues in older properties with solid floors. Our inspection also covers the condition of windows, doors, and external joinery, along with an assessment of any outbuildings, garages, and the general condition of boundaries and access points specific to your property. We pay particular attention to the common defects we see repeatedly in Preston properties, ensuring our report addresses the issues that matter most to local buyers.

For properties in designated flood risk areas near the River Ribble or Savick Brook, our survey includes assessment of flood resilience and any existing damage from previous flooding events. We also note the condition of drainage systems and highlight any concerns regarding the shrink-swell clay soils that underlie much of the Preston area, which can cause foundation movement if trees or drainage are poorly managed. Our inspectors understand the local geology and how the till and boulder clay deposits can affect building foundations over time. We specifically look for signs of movement that may indicate issues with the underlying ground conditions.

We also assess the condition of services, including electrical installations, plumbing, and heating systems. Many properties in Preston, particularly those constructed before 1980, have outdated electrical systems that may not meet current regulations. We identify consumer units requiring upgrade, inadequate earthing arrangements, and wiring that may pose a safety risk. Similarly, we note the condition of plumbing systems, identifying galvanised steel pipes, lead joints, or outdated boiler systems that require attention to meet modern standards and ensure safe operation.

• Full structural inspection
• Detailed defect analysis
• Property valuation impact assessment
• Future maintenance recommendations
• Flood risk assessment
• Mining risk identification

Our experience surveying properties throughout Preston reveals several recurring defect patterns that buyers and owners should be aware of. Damp problems rank among the most frequent issues we identify, particularly rising damp in solid-wall terraced properties that may lack effective damp-proof courses or have failed existing barriers. Penetrating damp often affects properties where roof coverings have deteriorated or leadwork has failed, while condensation issues are common in properties with inadequate ventilation, especially in newer apartment developments like those at Horrocks Mill or Bishopgate Gardens where airtight construction meets insufficient ventilation systems.

Roof defects feature prominently in our survey findings across PR1. Many properties in the area feature original slate or tile coverings that have exceeded their expected lifespan. We frequently identify broken or slipped tiles, deteriorated leadwork around chimneys and valleys, and damaged or missing ridge tiles. Gutters and downpipes are often in poor condition, with blockages and leaks leading to water penetration that can cause significant damage to fascias, soffits, and underlying brickwork. In properties with parapet walls, we often find defective mortar fillets and deteriorated waterproofing that allows water ingress.

Structural movement, though often minor, appears in many older Preston properties. This typically manifests as cracking to internal plasterwork or external brickwork, resulting from decades of normal settlement in properties with shallow, unreinforced foundations. However, our inspectors are trained to distinguish between acceptable movement and more serious issues that may indicate foundation problems, particularly in areas with clay soils prone to shrink-swell behaviour. Properties with trees nearby or those that have experienced changes in drainage are at particular risk. The superficial deposits of till and boulder clay across much of Preston can create moderate to high shrink-swell risk.

Outdated electrical and plumbing systems represent another significant concern in Preston properties, particularly those constructed before 1980. We frequently identify outdated consumer units, inadequate earthing, and wiring that does not meet current regulations. Similarly, old plumbing systems with galvanised steel pipes, lead joints, or outdated boiler systems require attention to meet modern standards and ensure safe operation. In flats and apartments, we often find that electrical consumer units have not been upgraded since original construction, presenting potential fire risks.

• Rising and penetrating damp
• Roof covering deterioration
• Structural movement and cracking
• Outdated electrical systems
• Timber rot and woodworm
• Drainage and foundation concerns
• Condensation in modern apartments
• Defective leadwork and flashing