RICS Level 3 Survey in Skegness

Skegness still looks good value beside many coastal towns, with average prices of around £192,000 according to recent figures from home.co.uk and homedata.co.uk. Even so, buying here calls for a close look at the building itself because several local conditions can affect condition and repair costs. The Lincolnshire coast brings maritime exposure, and that can speed up deterioration in the building fabric. Salt corrosion often attacks external metalwork and, over time, can weaken brickwork, while the prevailing weather patterns bring driving rain that puts roofs, gutters and wall junctions under pressure.

Across Skegness, a good number of homes were built in the Victorian and Edwardian periods, when the town expanded as a seaside resort. Houses from those years often have solid walls instead of modern cavity walls, so condensation can be more of an issue and insulation needs careful thought. Older stock may also include traditional timber frame elements which can perform perfectly well if maintained, but may start to decay once moisture gets through the building envelope. Our surveyors know these forms of construction well and can tell the difference between surface-level defects and structural issues that need urgent attention.

Ground conditions matter here too. Skegness itself is not associated with mining subsidence, but clay soils found in parts of Lincolnshire can shrink and swell in dry weather or after heavy rainfall. That movement may affect foundations, especially where trees stand close to the house. As a low-lying coastal town, Skegness also has areas exposed to flood risk from coastal sources and surface water runoff. A Level 3 survey lets us check for signs of past flood damage and consider how vulnerable the property may be to future flooding events.

• Coastal exposure and salt corrosion
• Victorian and Edwardian construction
• Flood risk in low-lying areas
• Clay shrink-swell potential
• Traditional solid wall buildings

We regularly pick up a handful of recurring defects in Skegness that buyers should know about before they commit. Coastal conditions are hard on building materials, and salt-heavy air can speed up corrosion in gutters, downpipes and window fittings. On Victorian and Edwardian houses in particular, we often see render that has broken down badly under the combined effect of salt exposure and driving rain. In many cases, patching is not enough and full re-rendering is the more realistic remedy.

Damp penetration is another issue we see time and again, especially in solid-wall homes built before cavity wall construction became the norm. Seafront properties, particularly on North Parade and South Parade, often show penetrating damp on north-facing elevations where wind-driven rain hits hardest. During a Level 3 Survey, we take damp meter readings across the property and work to identify the most likely source of moisture ingress, separating condensation from rising damp and penetrating damp.

Timber decay is common in Skegness period housing, especially where original roof timbers have been subjected to long-term moisture entry through slipped or damaged slates or tiles. We inspect every accessible roof space carefully and check rafters, purlins and joists for rot and signs of insect infestation. Where loft areas have been altered to create extra accommodation, we often find insulation laid straight over ceiling joists with too little ventilation. That can create exactly the conditions in which timber decay starts.

Movement in the structure is not exclusive to Skegness, but the local soil conditions do shape how it appears. In some parts of the town, clay soils beneath houses expand and contract as moisture levels change, and foundations can shift slightly over the years. We look for the usual clues, diagonal cracks around window and door openings, doors sticking or failing to close properly, and floors that are no longer level. Small amounts of movement are not unusual in older homes, but our report will set out clearly when the pattern has become serious enough to justify further investigation by a structural engineer.

Property in the Skegness area covers a broad range, and each type needs a slightly different eye during inspection. Detached homes, which average around £237,000 according to homedata.co.uk property data, make up a sizeable share of the local market. They tend to have more external walling exposed to the weather and often include larger roof spaces where original timber rafters and purlins remain in place. We check those structural elements closely for rot, insect attack and evidence of historic water ingress from any point in the building's life.

Semi-detached houses, at approximately £163,000-£173,000, make up much of Skegness's residential stock. Because they share parts of their structure with the neighbouring house, including boundary walls and drainage runs, tracing the source of defects can sometimes be less straightforward. Terraced homes, usually around £144,000-£150,000, bring their own constraints, especially with shared walls and restricted rear access. Flats, averaging around £118,000-£137,000, need us to look beyond the individual unit and consider common parts and the wider building structure as well.

The Skegness market has slowed recently, with transaction volumes down approximately 38% against the previous year according to homedata.co.uk, and that can give buyers more room to negotiate than they had in earlier periods. It also makes a thorough survey more important, because you need a clear picture of what you are taking on and what spending may come next. Where homes have sat unsold for longer, hidden defects may have had more time to show themselves.

Flood risk is a major point in Skegness, and it is something a Level 3 Survey covers in depth. The town sits on low-lying coastal land, and some parts are more exposed than others to tidal surge events and surface water flooding during heavy rainfall. Our surveyors know what past flood damage tends to look like, including staining around skirting board height, salt deposits on internal walls and damaged plasterwork that may point to earlier inundation. We also consider any flood resilience measures already in place and advise on further steps that may help protect the property.

Flooding is only part of the environmental picture. Being on the coast means salt-laden air can work its way into building materials, hastening corrosion in metal fittings, weakening render and shortening the serviceable life of brickwork. Our reports set out maintenance advice aimed at limiting that wear, including routine treatment of exposed metalwork and regular checks on render condition. For homes very near the shoreline, including parts of Winthorpe and Seacroft, we may suggest extra specialist input where coastal erosion risk needs a closer look.

There is no established history of mining subsidence in Skegness, but parts of the wider Lincolnshire area do sit on clay soils. In dry periods those soils can shrink, and in wetter spells they can swell, which can in turn lead to movement in foundations. We look for the usual indicators, diagonal cracking, doors and windows that do not close as they should, and floors that have gone out of level. Where we see enough to raise concern, we recommend the right specialist structural engineering advice.

After the survey has been completed, we issue a detailed report that acts as a practical blueprint of the property's condition. It opens with a straightforward summary of the overall state of the building and flags any urgent matters needing immediate attention. That first section is there to give a quick read on the property before moving into the fuller detail. In Skegness, we would use that summary to draw attention to any especially relevant coastal defects or flood risk concerns.

From the roof down to the foundations, each part of the building is covered in its own section. We use a consistent rating system so defects are grouped by severity, from problems needing prompt action to relatively minor issues that fall within ordinary wear and tear. Every defect entry explains the likely cause, what could happen if it is ignored and what remedial action we recommend. The aim is simple, to give all the information needed to make a sound decision on the purchase.

There is also a section dealing with urgent repairs and likely costs, which helps build a realistic picture of the money needed to bring the property to a good standard. That matters in Skegness, especially with older homes where age and coastal exposure may have combined to create a backlog of maintenance. Armed with that detail, you may decide to negotiate with the seller, either by seeking a price reduction for repair costs or by asking for certain works to be carried out before completion.