RICS Level 3 Building Survey in Burnley

The RICS Level 3 Survey is the gold standard for property inspections in England. We carry out a detailed visual check of every accessible area, from walls, floors and ceilings to roofs and foundations. Each structural element is assessed for defects, whether that means a small cosmetic issue or something more serious that needs immediate attention. We work strictly to RICS guidance, so the assessment is professional and unbiased.

Burnley properties call for local awareness, and our survey looks at the risks that matter here. We check for signs of mining subsidence, a long-standing concern in parts of East Lancashire with former coal workings. We also assess clay shrink-swell in homes built over boulder clay deposits, which can trigger foundation movement in drought or heavy rainfall. Near the River Calder and its tributaries, we review any flood damage history, past repairs and present resilience measures. That local knowledge is especially useful in Queen Street, Stoneyholme and the Wharf area.

Once the inspection is complete, the report sets out a clear condition rating system, showing which elements need urgent attention, further investigation or monitoring over time. We add practical recommendations to our findings, along with an idea of the likely costs involved. That detail is useful when negotiating the purchase price or planning future maintenance budgets. For an average property, our reports usually run to 30-40 pages.

We inspect all the main structural parts of the property, including load-bearing walls and foundations, roof structures and coverings, dampness and timber defects, visible electrical and plumbing elements, windows and doors, extensions and alterations, plus garages and outbuildings. Every element is given a specific condition rating, so it is clear whether immediate action is needed, whether further investigation is advised, or whether it simply needs monitoring over time.

• Structural walls and foundations
• Roof structure and coverings
• Dampness and timber defects
• Electrical and plumbing visible elements
• Windows and doors
• Extensions and alterations
• Garage and outbuildings

Burnley's industrial past has shaped its housing stock. Many terraced homes were built in local sandstone and red brick, with solid wall construction typical of the Victorian and Edwardian periods. They often have suspended timber floors and traditional pitched roofs finished in slate or tile. Knowing how these properties were put together matters when we are tracing local defects. Beneath Burnley lies Carboniferous geology, including Millstone Grit and Coal Measures, and that history supplied building materials such as local sandstone that still appear in many period properties.

Dampness is something we often find in Burnley's older homes, including rising damp, penetrating damp and condensation. Boulder clay in the local subsoils brings shrink-swell risk, especially in drought or heavy rainfall, and that can affect foundations and lead to movement. Where large trees sit close by, root systems can add to the pressure. We have seen this in Brierfield, Padiham and the outskirts of Burnley, where mature trees have pushed foundations out of line.

Mining subsidence still matters to buyers in certain parts of Burnley. The town's coal-mining history means some homes may sit on or near former mine workings. Not every property is affected, but our surveyors know which areas need a closer look and can suggest suitable mining searches if concerns arise. Homes in flood risk zones near the River Calder get extra attention for past water damage and current resistance measures. The River Calder runs through the town centre and surrounding areas, so low-lying properties need careful assessment.

Burnley also has plenty of post-war housing, with many semi-detached homes built between the 1920s and 1970s using cavity wall construction. Those properties can bring their own defect patterns, from issues with concrete foundations and original single-skin extensions to ageing roofing materials. New build schemes like Primrose Mill on Briercliffe Road and Weavers Place off Accrington Road have modern construction, yet they still benefit from our inspection, which can pick up snagging issues or building regulation concerns that were missed during the build.

• Solid wall construction assessment
• Timber defect identification
• Roof and chimney condition
• Foundation and subsidence check
• Damp and moisture analysis
• Drainage inspection