RICS Level 3 Building Survey in WN5

Our RICS Level 3 Building Survey is designed specifically for properties in the WN5 area, where the housing stock presents unique challenges. The Wigan borough, including WN5, typically features traditional red brick construction with slate or tile roofs, and many properties have solid walls rather than modern cavity wall insulation. Our inspectors understand these construction methods intimately, from the shallow brick footings of pre-1900 properties to the cavity wall systems that became standard after 1919. We examine roofing, walls, floors, damp-proof courses, and foundations, providing you with a complete picture of the property's structural integrity.

The survey includes a thorough assessment of any visible defects, from cracking in walls to signs of damp or timber decay. Given that around 20% of properties in WN5 were built before 1919 and feature solid brick walls, our inspectors pay particular attention to potential issues with older construction methods. We also examine the condition of gutters, downpipes, and drainage systems, as blocked or damaged drains are a common problem in the area, particularly with older clay pipe systems that can lead to localised ground movement or damp problems.

Following the inspection, you receive a detailed report that not only identifies defects but also explains their cause, likely consequences, and recommended actions. This includes prioritisation of any urgent repairs and guidance on what might be negotiating points with the seller. For properties in WN5, our report will specifically flag any concerns related to the local geology, including the clay shrink-swell risk that affects properties built on boulder clay, and advise whether a Coal Authority Report would be beneficial given the area's mining history.

We also check for any signs of structural movement that may indicate foundation issues. Properties in WN5 built on clay soils are particularly susceptible to movement from shrink-swell behaviour, especially when large trees are nearby or during prolonged dry periods. Our surveyors are trained to identify both minor settlement cracks common in older homes and more serious indications of foundation problems that may require further investigation by a structural engineer.

• Structural walls and foundations
• Roof structure and covering
• Damp proof course and damp issues
• Timber floors and joists
• Windows and doors
• Chimneys and flues
• Gutters and drainage
• Garage and outbuildings

Our inspectors regularly find specific defects in WN5 properties that buyers should be aware of. Damp is perhaps the most common issue, affecting properties across all age ranges. Rising damp occurs when damp-proof courses fail or were never installed, particularly in solid-wall properties built before cavity wall construction became standard. Penetrating damp often results from defective gutters, missing roof tiles, or failed leadwork around chimneys. Condensation is frequent in properties with inadequate ventilation, particularly in newer homes with improved insulation but reduced airflow. Our Level 3 Survey identifies all forms of damp and explains the likely cause and necessary remedial works.

Roofing problems are another frequent finding in WN5 surveys. The traditional slate and tile roofs common throughout the area suffer from wear and tear, with slipped tiles, failed lead flashing, and corroded valley gutters requiring attention. Older properties may have original slate roofs that, while attractive, have exceeded their expected lifespan. Our surveyors physically access the roof where safe and practical to examine its condition thoroughly. We also check chimney stacks, which are common on period properties and can suffer from damaged brickwork, cracked flues, or unsafe cowls.

Timber defects including woodworm (common furniture beetle) and both wet and dry rot are found in many WN5 properties, particularly those with existing damp problems or poor ventilation. These issues can significantly affect structural integrity if left untreated. Our survey identifies active infestations and decay, explains the type of timber problem present, and recommends appropriate treatment by specialist contractors. We also note any signs of structural movement, from minor settlement cracks common in older homes to more serious indications of foundation issues that may require further investigation by a structural engineer.

Drainage problems are particularly common in WN5 due to the age of many pipe systems. Clay pipes, which were commonly used until relatively recently, can become cracked or displaced over time, leading to leaks underground. This can cause localised ground movement, which in turn affects foundations. Our surveyors inspect visible drainage where accessible and note any signs of subsidence that might be related to drainage issues.

Your RICS Level 3 Survey report is designed to be clear and actionable. Each defect is described in plain English, with photographs showing the specific issue and its location within the property. We use a traffic light system to indicate severity: red for urgent issues requiring immediate attention, amber for defects that should be addressed soon, and green for minor items or general maintenance advice. This makes it easy to prioritise works and budget accordingly. The report also includes an executive summary at the front, so you can quickly understand the overall condition of the property before reading the detailed findings.

The report also includes a section on legal considerations and building regulations. If our surveyor identifies any unauthorized alterations or work that doesn't meet current regulations, this will be flagged. For listed buildings in the WN5 area, we note any special considerations regarding Listed Building Consent requirements that may affect future alterations. The report provides a comprehensive overview that serves as a valuable reference for property management long after your purchase is complete. This is particularly useful for first-time buyers who may not be familiar with ongoing maintenance requirements for their specific property type.

We understand that not everyone is familiar with building construction terminology, which is why our reports avoid unnecessary jargon. Where technical terms are required, we explain them clearly. If you have any questions after reading your report, our team is available to discuss the findings and advise on the best course of action. Whether you need clarification on a specific defect or guidance on how to approach the seller with the survey findings, we're here to help. We can also arrange for a structural engineer to visit if our survey identifies issues that require further specialist assessment.