RICS Level 3 Building Survey Sunderland

A Level 3 report is the deepest visual survey RICS offers for a home purchase. Our surveyors inspect all accessible parts of the property and describe how it is built, what the materials appear to be, and where defects are already showing. In Sunderland, that can mean close attention to a Georgian or early Victorian frontage off Fawcett Street, a later addition to a terrace in John Street, or a converted building near West Sunniside where old and new work meet awkwardly.

The report goes beyond a list of faults. It explains the likely cause, the probable seriousness, and the consequences of leaving the issue alone. That matters in places like Ashbrooke or Roker, where weather exposure can accelerate mortar loss, joinery decay and roof wear, and also in properties near the River Wear where past water entry can leave staining, swelling or hidden timber damage. Our reports also prioritise maintenance, so you can see what needs action now and what can be planned for later.

A Level 3 survey does not include destructive opening up of walls, lifting of carpets, drilling, drainage CCTV, or testing of electrics, gas, plumbing and heating. Those are separate specialist checks if something in the report points that way. In a Sunderland house that has been altered since the 1960s, that distinction matters, because a surveyor can identify the pattern of movement or damp, then recommend the right follow-up rather than guessing.

• Accessible loft and roof structure
• Floors, walls and ceilings
• Windows, doors and visible joinery
• External surfaces, chimneys and rainwater goods
• Signs of damp, timber decay and movement
• Practical repair priorities and likely consequences if repairs are delayed

Sunderland's housing stock is mixed, but it leans old. Around 60% of homes were built before 1965, and that shows in the range of construction methods our surveyors see, from early terraced houses in the Sunniside grid to later suburbs in Ashbrooke and seafront homes towards Roker and Seaburn. Older fabric can hide long service lives, partial repairs and changing standards of workmanship, especially where properties were altered in stages.

The city also has a sizeable heritage layer. The Old Sunderland conservation area, designated in 1969, and the Old Sunderland Riverside conservation area, designated in 1994, sit within the Heritage Action Zone, alongside parts of Sunniside. Holy Trinity Church is a Grade I listed landmark there, and 28 listed buildings sit inside the zone. In that sort of setting, our surveyors look carefully at roofs, masonry joints, altered openings, original timber and any sign that newer work has disturbed the old fabric.

Coastal exposure matters too. Properties near Roker and Seaburn can suffer faster wear from salt-laden air, while homes close to the River Wear may need a closer look for staining, ventilation issues or signs of historic water ingress. Sunderland also has a coal-mining past, so movement and settlement can become part of the conversation, especially where a house shows stepped cracking, distorted openings or floor slopes that do not feel quite right. The city centre and low-lying riverfront plots can also warrant flood awareness, particularly around Riverside Sunderland and the routes leading towards Sheepfolds.

Different eras bring different weak points. Fawcett Street and nearby streets such as John Street, Frederick Street, Foyle Street and Norfolk Street include buildings that can have tired parapets, failing pointing and old repairs that no longer match the original construction. Post-war redevelopment in Old Sunderland introduced courtyard layouts and later flats, and those can bring flat-roof wear, concrete decay or insulation shortfalls. A Level 3 survey lets us match the defect pattern to the property's age instead of treating every house the same.

• Old Sunderland and Sunniside need close checks on masonry, roofs and altered openings
• Roker and Seaburn need exposure checks on joinery, pointing and roof coverings
• Ashbrooke homes often need attention on bays, extensions and movement at junctions
• Riverside plots and low-lying streets need a careful look at water entry and drainage clues