RICS Level 3 Building Survey in Blubberhouses

Blubberhouses housing has a very different feel from urban stock. Many homes here are built from local stone and follow traditional methods that go back centuries. We regularly inspect period cottages with exposed stone mullion windows, ancient beams and solid stone walls, all of which call for an experienced eye. Rural plots often bring agricultural buildings, older roof structures and drainage arrangements that are nothing like modern builds. Our team has looked at numerous properties across the village, including those on Hall Lane and Hardisty Hill, where the Dales construction methods are plain to see.

Level 3 surveys are especially useful here, because Blubberhouses and the nearby hamlets contain plenty of Grade II listed buildings and homes within conservation designations. Those properties often retain historic fabric that needs specialist review, and our surveyors understand the effects of listed building status, protected landscape rules and the traditional construction methods found across the Dales. In a listed property, we focus on details that may carry historic value, from original fireplaces to traditional lime mortar pointing that has to be kept in the right condition.

Recent market activity in this postcode area has reached substantial figures, with homes such as Meagill Hall achieving prices over £1 million and Blubberhouses Hall changing hands for sizeable sums. Period properties at that level need proper structural checks, because hidden defects, maintenance problems or restoration work can all affect the investment. We have surveyed several homes in the LS21 2NU and LS21 2PF postcode sectors, which has given us a useful feel for the issues that tend to crop up locally.

Buyers here also need to watch for non-standard construction. Our searches have identified Airey Houses in the local area, and these unusual properties need specialist assessment. The pre-fabricated concrete panel design can create structural questions that are very different from those found in a traditional stone-built house. A Level 3 Survey is essential for any property that sits outside standard construction, and our surveyors know how to identify and assess these buildings properly.

• Stone-built period cottages
• Traditional farmhouses
• Barn conversions
• Listed buildings
• Properties in conservation areas
• Non-standard construction homes

Across the Nidderdale area, Blubberhouses included, our surveyors regularly spot a few familiar issues. Traditional stone cottages often show weathering to the external stonework, especially on south-facing elevations where prevailing winds and rain do most of the damage. Mortar pointing in these homes frequently needs repointing with suitable lime mortar, and our surveys flag where that work is required. Properties on the main village roads, and those on exposed sites, tend to suffer more than homes tucked into shelter.

Older homes here often have traditional roofs made with slate or stone tiles, and many have been repaired or partly replaced over the years. Our surveyors assess the overall roof condition, check for slipped tiles, examine flashings and look at the chimneys that are such a feature of many period properties. The rural setting also means outbuildings and agricultural structures are common, so we can advise on their condition where they affect the main property. Parapet gutters and valley gutters are also seen often, and they need attention because leaks are a common problem.

Private water supplies and private drainage systems are common in Blubberhouses, rather than mains connections. Those systems need specific assessment, so our Level 3 Survey looks at water quality, storage tanks, septic tanks or cess pits, and drainage field conditions. That matters even more in a rural area like this, where private systems are routine. We have seen drainage systems of very different ages and conditions, including original septic systems that may need upgrading to meet current regulations.

Past movement or settlement in stone-built structures is another issue we often find in Blubberhouses. Minor movement is common in older buildings and may be historic, but our surveyors look at whether it is active and whether a structural engineer needs to be involved. We have surveyed properties where previous movement has been handled with sympathetic repairs, and we have also identified cases where movement still appears to be ongoing and needs further investigation. That level of structural checking is one of the main reasons to choose a Level 3 Survey here.