RICS Level 3 Building Survey Reading

Our RICS Level 3 Survey is a far more exhaustive examination of a property's condition than a Level 2 homebuyer survey. We inspect all accessible areas, including the roof space, sub-floor areas, walls, floors, ceilings, doors and windows. We also assess the building's structure, from foundations, load-bearing walls, beams and joists, so you get a clear picture of the property's structural integrity.

We do more than list defects. Our surveyors set out the specific issues found, explain their causes, severity and urgency, and instead of relying on a traffic light system like the Level 2, we give detailed technical descriptions throughout. We also consider how each problem could affect the property's value and what remedial work may be needed, which gives a more realistic view of the investment required to maintain or repair it. That depth matters in Reading, where older homes built with traditional methods sit alongside newer developments and can throw up very different structural challenges.

Reading has a mixed housing stock, from Victorian and Edwardian homes in Kendrick and Eldon Square to modern riverside apartments at Bankside Gardens and Reading Riverworks, so a detailed report really comes into its own here. We include clear recommendations where further investigation is sensible, for example for structural concerns, damp problems, or services such as gas and electrics. We also look at the wider setting, including possible flood risk from the River Thames or surface water, plus any local geology issues that could affect foundations.

Some defects are obvious, others are easy to miss, and our inspectors are trained to spot both. We check drainage, look for signs of past alterations or extensions, and assess outbuildings and boundaries as part of the inspection. In Reading's conservation areas, we pay close attention to architectural and historical features and can advise on what those may mean for future renovations or modifications.

• Structural integrity assessment
• Detailed defect analysis
• Roof and chimney inspection
• Damp and timber condition
• Drainage and plumbing overview
• Electrical safety observations
• Analysis of extensions and alterations
• Conservation area considerations

Across Reading, a few issues come up time and again, and damp is high on that list. Moisture problems are especially common in older Victorian and Edwardian housing stock built before modern damp proof courses were standard. Many of these homes have solid walls, which can be affected by rising damp or penetrating damp once original construction details begin to fail. In Kendrick and Eldon Square, where many properties date from the late 19th century, we regularly see damp affecting ground floor walls and ground-level timber floors.

Structural movement is another regular finding. In many cases, we see signs of settlement or subsidence linked to the clay soils beneath Reading, and nearby mature trees can make matters worse because their roots draw moisture from the ground, causing shrinkage and movement in foundations. Our surveyors look closely for warning signs such as diagonal cracks, sticking doors and uneven floors. In Caversham and Emmer Green, where mature trees are common, we take particular care in assessing foundation conditions and possible tree root influence.

Roof defects are common too, particularly on older homes that still have their original coverings and may be nearing the end of their useful life. Flat roofs are another area we watch closely, as they were widely used in post-war construction and often show deterioration or water ingress. Many Reading properties built in the 1950s and 1960s have flat roofed extensions or garage structures that are now showing their age. Our reports spell out exactly what work is needed and how urgent it is, from minor patching right through to complete re-roofing.

We often find outdated electrical installations in properties that have gone many years without updating. On older buildings, deteriorated mortar can also lead to problems with pointing and masonry. Modern developments need just as much attention, because defects can arise from construction shortcuts or building regulation compliance issues. At Reading Riverworks and other new builds, our inspectors still pick up concerns ranging from inadequate ventilation to minor structural defects that should be addressed before completion.

• Rising and penetrating damp
• Structural cracks and movement
• Roof covering deterioration
• Timber decay and rot
• Defective pointing and masonry
• Outdated electrical installations
• Flat roof water ingress
• Foundation and subsidence concerns