RICS Level 3 Building Survey Lichfield

Lichfield’s historic buildings are part of the appeal, but they also make buying here more involved. Within the civil parish there are 244 listed buildings, and timber-framed construction and Georgian brickwork are seen again and again in the historic core. The list includes six Grade I buildings, 32 Grade II* structures, and plenty of Grade II listed houses, churches, bridges, almshouses and public buildings. Lichfield Cathedral is the best-known landmark. Pretty façades can hide structural defects, though, and that is where a detailed inspection matters. Our Level 3 surveyors know how to assess traditional buildings without causing damage, and they pick up problems that might otherwise stay hidden until they become costly repairs.

Clay is the main issue here. Lichfield sits on clay deposits that are generally classed as low plasticity, yet they can still shrink and swell as moisture levels change. Add sand deposits and natural compressible deposits in some areas, and foundations need a close look. The British Geological Survey flags shrink-swell as a notable geohazard across Britain, especially in clay-rich soils, and climate change is expected to worsen subsidence-linked problems. Our surveyors look for the signs of foundation movement across the city, from the historic core to newer developments.

Flooding is not city-wide, but it does affect a number of streets and pockets. Properties on Swan Road, Bird Street, Dam Street, Stowe Road, St Chad's Road, Netherstowe, Chester Close, York Close and the A5192 sit within Flood Zone 3, which signals a high probability of flooding. The River Tame, River Trent and Curborough Brook all bring fluvial risk, and Lichfield has been identified as the fourth highest risk urban area in Staffordshire for surface water flooding, with 760 properties at risk. There is also surface water ponding behind the railway line in the north of the city, and parts of Lichfield fall within the inundation extent of Stowe Pool reservoir. Our surveyors factor those points into the report.

The city’s stock is mixed, which means no two inspections feel the same. Victorian terraces in the city centre sit alongside modern detached homes in places like St John's Grange on Axten Avenue and Lockside on Cricket Lane. Each type brings its own set of likely issues, so our surveyors shape the inspection around the building in front of us. There are 22 conservation areas in the district, and Article 4 Directions apply at Mousley Terrace, Frog Lane and St Chad's extension, so the planning context needs attention before anyone commits to a purchase.

• Timber-framed construction assessment
• Foundation and subsidence evaluation
• Flood risk and drainage inspection
• Historic building condition review
• Modern new build defect identification
• Conservation area implications

New housing is still coming forward across Lichfield. St John's Grange by Persimmon Homes on London Road offers properties ranging from £172,000 to £540,000, including one, two, three, and four-bedroom homes plus bungalows. Redrow's Curborough Fields development on Watery Lane presents options from £314,000 to £565,000 for two, three, four, and five-bedroom homes. Charles Church at Lockside on Cricket Lane offers properties from £350,000 to £895,000, while Elan Homes at The Sidings provides luxury apartments and houses starting from £390,000. Even new builds benefit from a thorough Level 3 Survey, as snagging issues and construction defects aren't exclusive to older properties.

Modern construction is familiar territory for our surveyors, so we can pick out common new-build problems such as weak insulation in cavity walls, badly fitted windows or drainage defects that are not obvious at first glance. We inspect homes on these developments regularly and know the issues that tend to crop up. With Cromwell Wharf, The Choristers at Streethay and Sheasby Park in nearby Fradley adding hundreds of new homes to the area, an independent assessment before completion helps give you confidence in the build quality.

New-build homes usually come with developer warranties, but there are limits. Our Level 3 Survey can identify defects that may fall within warranty terms, giving you the information needed to raise them with the developer before the warranty period runs out. We also check building regulation compliance matters that may not be visible straight away, so the new home is properly tested against the required standards.

• Snagging inspection for new builds
• Construction quality assessment
• Modern building methods evaluation
• Developer warranty review
• Building regulation compliance check

When the RICS Level 3 Building Survey report lands, it gives a full breakdown of each part of the property we examined. Every section is given a condition rating, from "Good" for no immediate action, through "Fair" for some maintenance, to "Poor" where urgent repairs are needed. We explain what we found, why it matters and what should happen next. Photographs of key defects and diagrams are included where they help make structural problems easier to understand.

For homes in Lichfield, the report may mention the local clay soil and the effect it can have on foundations, especially where properties are built on compressible deposits. If you are buying a listed building, we assess historic features and any alterations that could affect the character or structural integrity of the place. We keep the explanation plain and avoid technical jargon where we can.

There is also a market valuation element, so you can see how the condition of the property affects its worth. If the survey turns up serious issues, the report gives you the evidence needed to renegotiate with the seller or reconsider the purchase. After delivery, our surveyors are available to talk through any part of the report, so the findings and the options ahead are clear.