RICS Level 3 Building Survey in Bowland-with-Leagram

Bowland-with-Leagram lies within the Forest of Bowland Area of Outstanding Natural Beauty, and that shapes the sort of homes we see here. The stock is largely historic farmsteads, traditional stone cottages and isolated rural dwellings, with many dating from the 18th century or earlier. They were built with local materials and traditional methods, not to modern construction standards, which matters when we inspect them.

Ground conditions need close attention here. Bowland-with-Leagram sits on Carboniferous rocks, including Pendle Grit and Bowland Shale, and the Bowland Shale produces clay-rich soils that can shrink and swell. On steep valley sides near Chipping Brook in particular, properties on these substrates may show historic movement or subsidence, and our surveyors know what to look for.

Flooding can also affect property condition in Bowland-with-Leagram. The River Hodder and its tributaries run along the valley floors, so homes in lower-lying spots can be exposed to flood risk. During inspection, we look at flood resilience, any signs of past flood damage, and any remedial works already in place.

In this area, many homes are listed buildings or sit within conservation constraints, so future repairs and alterations can be tightly controlled. We identify any listed building status and explain how that may affect plans for the property. Before purchase, it is sensible to check the National Heritage List for England (NHLE) for the exact designation.

• Traditional stone construction
• Historic farmsteads
• Clay-rich soil movement
• Flood risk zones

Traditional stone construction is the norm in Bowland-with-Leagram, reflecting the local geology and what was historically available on site. Most older houses have gritstone walls, often finished with lime plaster, forming the outer shell of the building. Because these are solid walls rather than modern cavity walls, they behave very differently in terms of heat loss and moisture.

Period roofs here are usually finished in natural slate, historically sourced from quarries in Lancashire and Cumbria. We check the slates carefully for slips and damage, inspect the lead flashings for deterioration, and look at the condition of stone-flagged verges and ridges. Stone chimneys, parapet walls and dormer windows are all common details on older properties in the area, and all are frequent points of water ingress.

Foundations are often modest by modern standards. In this part of Bowland-with-Leagram we regularly find shallow strip footings, and some older buildings were set on ground beams or even stone flags placed directly on the ground. In the clay soils associated with the Bowland Shale formations, that can leave buildings vulnerable to movement in drought and in prolonged wet weather, so we assess the link between the structure and the surrounding ground for differential settlement or continuing movement.

Outbuildings matter here, not just the main house. Bowland-with-Leagram has plenty of traditional agricultural buildings, including timber frame structures with stone panel infill and buildings in traditional barn brick, some converted to residential use and some still ancillary. Our Level 3 survey covers all buildings within the property curtilage, so you get a full view of condition and possible liabilities.

Some risks in Bowland-with-Leagram are very site-specific, and our Level 3 surveys deal with them in detail. The clay soils across the Bowland Shale formations can move markedly in drought or after heavy rainfall, and that shrink-swell behaviour can lead to subsidence or heave, especially where shallow foundations sit on unstable ground. We look for evidence of historic movement and for cracking patterns that may point to ongoing structural stress.

There is also the question of land stability. Properties on steep slopes near watercourses, especially in upland areas and on valley sides, can be affected by historical landslip risk, so our inspectors consider the surrounding topography as part of the assessment. Homes near Chipping Brook or other tributaries of the River Hodder need particular scrutiny around boundaries and any retaining structures already in place.

The area's agricultural past shows up in the buildings that come with many properties. Barns, traditional outbuildings and other agricultural structures may have been converted, or they may still form part of the boundary, and each brings its own issues. We often see concerns ranging from asbestos in older barn roofs to deterioration in timber frames, which is why our Level 3 survey includes all structures within the property curtilage.

For homes on the valley floor, flood risk from the River Hodder and its tributaries is a real consideration. We identify whether the property sits within flood risk zones, look at any flood resilience measures already installed and note signs of previous flood damage. Where appropriate, we also advise on mitigation that may be needed.