RICS Level 3 Building Survey Shenstone

Our RICS Level 3 Survey is the most comprehensive inspection available for residential properties. Unlike a basic mortgage valuation, this survey provides a detailed assessment of the property's visible and accessible elements, identifying defects, potential issues, and recommendations for further investigation where necessary. The survey covers all major structural elements including foundations, walls, floors, roofs, and chimneys, as well as external joinery, damp proofing, and insulation. We use professional moisture meters, torches, and ladders to access areas that a standard valuation would simply note as "satisfactory" without proper investigation.

For Shenstone properties, our surveyors pay particular attention to local construction patterns. Many homes in the village feature traditional red brick construction typical of Staffordshire, with older properties often using lime mortar and featuring original timber-framed elements. The survey will assess the condition of these materials, checking for signs of deterioration, previous repairs, and compliance with modern standards where relevant. We examine roof coverings, whether clay tiles common on period properties or concrete tiles on post-war homes, and assess the condition of leadwork, flashing, and drainage systems. Our experience in the Shenstone area means we understand how different construction ages respond to local weather conditions.

Given Shenstone's geology, our surveyors specifically assess foundations and ground conditions. The underlying Mercia Mudstone geology contains clay soils that can expand and contract with moisture changes, leading to potential shrink-swell movement. We examine walls and floors for signs of cracking or movement that might indicate foundation issues, particularly in older properties with shallow foundations or those with large trees nearby that might affect ground stability. Properties with poplar trees or mature oaks in the garden are particularly noted for potential moisture extraction affecting clay soils.

The Level 3 Survey also includes assessment of services such as electrical, gas, and plumbing installations, though we always recommend separate qualified inspections for these specialist areas. We identify any obvious health and safety concerns, including asbestos-containing materials commonly found in properties built between 1950 and 1980, and provide advice on necessary remedial works. Our report also highlights any planning or building regulation issues we identify, such as unauthorized extensions or conversions that might affect your mortgage or insurance.

• Structural walls and foundations
• Roof structure and coverings
• Chimneys and flues
• Damp and timber condition
• Windows and doors
• Services overview
• Health and safety
• Recommendations for specialist reports

Properties in Shenstone face several area-specific structural considerations that our surveyors are trained to identify. The village's position on Mercia Mudstone geology means clay soils are prevalent, creating potential for shrink-swell movement that can affect foundations. During prolonged dry periods or wet spells, clay soils expand and contract, potentially causing foundations to move. Our surveyors examine walls, particularly around openings like windows and doors, for signs of cracking that might indicate this type of movement. Properties with shallow foundations, common in older buildings, are particularly vulnerable, as are those with large trees close to the building that can extract moisture from the soil. Properties along Birmingham Road and those with large gardens backing onto fields are especially worth thorough investigation.

The Black Brook flows through Shenstone, and properties near this watercourse face potential flood risk. Our surveyors note the location of watercourses and assess whether properties might be in flood-prone areas. We've seen properties in Shenstone that have experienced surface water flooding during heavy rainfall, particularly in low-lying areas or where drainage systems have been overwhelmed. We recommend appropriate flood risk assessments and advise on flood resilience measures where necessary. Properties in the vicinity of St John the Baptist Church and along Main Street require particular attention given the topography of the village centre.

For properties within the Shenstone Conservation Area, our surveyors pay additional attention to the impact of historic building techniques and materials. Properties in this area, particularly those near St John the Baptist Church and along Main Street, may have traditional construction methods that differ from modern standards. Lime mortar, solid walls, and traditional roof structures all require specific assessment. Any alterations to listed buildings or conservation area properties may require consents, and we highlight where further investigation with Lichfield District Council planning department might be advisable. We understand that repair methods for historic buildings must respect the original fabric while meeting modern standards.

Historical mineral extraction in the wider Staffordshire area means we also recommend ground stability searches for certain Shenstone properties. While Shenstone is not a primary coal mining area, historical shallow mining for clay and sand cannot be entirely ruled out without specific local knowledge. Properties showing signs of unexplained settlement or those in areas where historical maps indicate past extraction activities may benefit from a mining search report. We can arrange this on your behalf or recommend it as part of our survey findings.

Our experience surveying properties across Shenstone means we've identified recurring defect patterns specific to different property types and ages in the area. Pre-1919 properties, comprising approximately 15% of the housing stock, commonly present with rising damp, particularly where original damp proof courses have failed or were never installed. Timber defects including woodworm and wet rot are frequently found in these older properties, especially in ground floor elements where dampness has taken hold. Roof coverings on period properties, often original clay tiles, frequently show deterioration including broken tiles, failed leadwork, and deteriorating mortar pointing. Properties along Main Street and those near the conservation area often require careful assessment of historic fabric.

Post-war properties built between 1945 and 1980, representing around 35% of Shenstone's housing stock, present their own challenges. Cavity wall tie corrosion is a common issue in properties from this era, where metal ties connecting internal and external walls can corrode and expand, causing cracking to external brickwork. We see this particularly in properties with render finishes where the underlying deterioration may not be immediately visible. Asbestos-containing materials were widely used in construction during this period, and we frequently identify asbestos in garage roofs, soffit boards, and external wall insulation systems. Original windows and doors in these properties are often reaching the end of their serviceable life and may require replacement.

Newer properties built since 1980, making up 30% of the local stock, generally present fewer serious defects but can have their own issues. Minor settlement cracks are common in the first few years after construction, particularly in properties built on the newer developments along Birmingham Road. Modern roofing materials, particularly concrete tiles and flat roof systems, can deteriorate more quickly than traditional materials. We also check that insulation has been installed correctly and meets current standards, as many newer properties were built to requirements that have since been updated. Windows and doors in newer properties may show signs of poor installation or inadequate sealing.