RICS Level 3 Building Survey in WN6

The WN6 postcode covers an area with significant variation in property types and ages, making professional surveys essential. Standish, the main village centre, features a conservation area with period properties dating back to the 19th century, while newer developments like The Avenue (Bellway) and Standish Grange (Barratt and David Wilson Homes) offer contemporary homes from major builders. Our inspectors understand the specific challenges each property type presents, from the potential for mining subsidence in older properties to construction defects that may affect newer builds.

Local geology plays a crucial role in property condition across WN6. The area sits on Carboniferous rocks with significant clay deposits in the soil. This clay composition creates a moderate to high shrink-swell risk, meaning foundations can shift during periods of drought or heavy rainfall. Properties in areas like Winstanley and Standish are particularly susceptible to these ground movements, and our surveyors know exactly what signs to look for when assessing foundations and structural movement. We examine wall surfaces for cracks that might indicate subsidence, check door and window operation for binding that could suggest structural movement, and assess the condition of damp proof courses.

The legacy of coal mining in the Wigan borough also affects properties throughout WN6. Many homes in this area were built during periods of active mining, and while most mines are now closed, the potential for ground instability remains. Our Level 3 Surveys include thorough assessments of mining risk, checking for signs of past or potential subsidence that could affect the property's long-term structural integrity. We can arrange additional mining reports if our initial inspection identifies indicators that warrant further investigation.

The age distribution of housing in WN6 further emphasises the need for detailed surveys. With 19.5% of properties built before 1919, 14.9% constructed between 1919-1945, and 38.6% built between 1945-1980, a significant proportion of homes are over 50 years old. These older properties often require the more thorough assessment that a Level 3 Survey provides, as they may have hidden defects that would not be apparent during a basic inspection.

• Brick cavity wall construction
• Slate and clay tile roofs
• Solid wall period properties
• Modern developments
• Pre-1919 historic homes
• Post-war housing

Based on our experience surveying properties throughout Standish, Winstanley, and the surrounding WN6 area, several recurring issues emerge. The age distribution of housing in this postcode means we frequently encounter roofing problems on properties built before 1945, including worn slate tiles, deteriorated lead flashing, and damaged gutters. The significant proportion of post-war housing (38.6% of properties built between 1945-1980) often shows signs of original construction methods that may not meet current standards, particularly in terms of insulation and thermal efficiency.

Dampness represents one of the most common issues our inspectors find in WN6 properties. Rising damp affects many older terraced and semi-detached homes, particularly those with solid walls that lack cavity construction. Penetrating damp often appears around windows and in roof spaces where lead work has deteriorated. Condensation issues are common in newer properties with improved insulation but reduced ventilation. Our surveyors use professional moisture meters to assess the extent and cause of any dampness found, distinguishing between condensation, rising damp, and penetrating damp to recommend appropriate remedies.

Timber defects also feature regularly in our WN6 surveys. Woodworm affects floor timbers and roof structures in many period properties, while wet rot and dry rot can develop in areas of persistent dampness. Our Level 3 Survey identifies the type and extent of any timber decay, recommending appropriate treatments and repairs. The presence of clay soils throughout WN6 means we also check for any signs of subsidence or heave that might indicate foundation movement, paying particular attention to properties showing cracking to external walls or doors that do not close properly.

Drainage problems are another frequent finding in our WN6 surveys. Underground drainage systems, particularly those constructed from pitch fibre or older clay pipes, can deteriorate over time. We inspect accessible drain covers where possible and note any signs of subsidence, damp odours, or vegetation growth that might indicate drainage issues. Properties on clay soils are particularly prone to drainage displacement as the ground expands and contracts with moisture changes.

• Roof covering wear and tear
• Rising and penetrating damp
• Timber decay and woodworm
• Foundation movement from clay soils
• Drainage system defects
• Outdated electrical installations