RICS Level 3 Building Survey South Tyneside

Our RICS Level 3 Survey provides an exhaustive examination of all visible and accessible elements of the property. The inspection covers the roof structure and covering, chimneys, walls, floors, ceilings, doors, and windows. We assess the condition of damp-proof courses, insulation, and ventilation systems. Our surveyors also examine outbuildings, garages, and the general condition of boundaries that may affect the property's value or safety. Every element is photographed and rated according to its condition, with clear explanations of any defects found.

In South Tyneside's older properties, which make up a significant portion of the housing stock, we pay particular attention to common issues such as rising damp, deteriorating stonework, and the condition of original timber windows. Properties built before 1919 often feature solid 9-inch brick walls, shallow rubble stone foundations, and slate roofs that require expert assessment. Our detailed report highlights any defects found, explains their likely cause, and provides prioritised recommendations for repair or further investigation. We understand that solid-wall construction behaves differently from modern cavity walls, and we assess these properties accordingly.

The survey also includes assessment of any known environmental risks specific to South Tyneside. This encompasses potential mining subsidence from the area's coal mining heritage, flood risk from the River Tyne and coastal areas, and the shrink-swell behaviour of local clay soils. Our inspectors will advise whether you need additional specialist reports, such as a mining report or flood risk assessment, based on the property's specific location and construction. For properties in areas like Westoe or Cleadon that sit atop Carboniferous rocks with overlying glacial till, we pay particular attention to foundation conditions.

We also assess the property's services during the survey, including visual inspection of electrical installations, plumbing, and heating systems. While we do not test these systems, we identify obvious defects, safety hazards, and areas where further specialist inspection is recommended. For older properties that may still have original galvanised steel pipes or outdated consumer units, this assessment helps you budget for essential upgrades after purchase.

• Roof structure and covering
• Walls, chimneys and damp proof course
• Floors, ceilings and joinery
• Foundations and substructure
• Services (visual inspection)
• Outbuildings and boundaries

Our surveyors regularly encounter specific defects when inspecting properties across South Tyneside. Dampness is among the most frequent issues, particularly in older solid-wall properties where original damp-proof courses may have failed or been bridged by external ground levels. Rising damp, penetrating damp, and condensation are all commonly found in Victorian and Edwardian terraces throughout South Shields and Jarrow, often due to inadequate ventilation or defective rainwater goods. We measure moisture levels throughout the property and identify the source of any dampness present.

Roof defects are another regular finding, especially in properties with original slate roofs that have surpassed their expected lifespan. Defective flashings, damaged tiles, and deteriorating leadwork can allow water penetration that causes internal damage over time. Many properties in South Tyneside still have their original slate roofs from the Victorian era, and while these can be repaired, they often require specialist attention. Our surveyors assess whether the roof covering is original and advise on remaining lifespan and potential repair costs.

Timber defects including wet rot, dry rot, and woodworm are frequently identified in properties with damp issues or poor ventilation. These problems can be expensive to remedy if left unaddressed, making early identification through a comprehensive survey invaluable. We examine all visible timber elements including floor joists, structural beams, window frames, and door frames. Where we find significant timber defects, we recommend a specialist timber survey to assess the full extent of any infestation.

Structural cracking is also encountered, particularly in older properties that have experienced foundation movement. While some minor cracking may be due to normal settlement, our surveyors can identify signs of more serious issues such as subsidence, heave, or lintel failure. In South Tyneside, particular attention is paid to properties showing signs of mining subsidence or movement related to the local clay soils. Our detailed report will distinguish between minor defects and serious structural concerns that require immediate attention.

We also frequently find outdated electrical and plumbing systems in older properties. Many Victorian and Edwardian houses still have their original wiring, which may not meet current regulations and poses a safety risk. Similarly, lead pipes or old galvanised steel plumbing is commonly found. Our survey highlights these issues so you can budget for necessary upgrades before completion.

• Rising damp and penetrating damp
• Roof covering defects and leaks
• Timber rot and woodworm infestation
• Structural cracking and movement
• Defective gutters and rainwater goods
• Outdated electrical and plumbing systems