RICS Level 3 Building Survey in Brinkburn

A RICS Level 3 Building Survey is our fullest inspection for residential property. It goes well beyond a lighter report, looking closely at structural integrity, construction materials, defects and the building's overall condition. Our surveyors physically inspect the roof space, where accessible, along with the walls, floors, foundations and permanent fixtures, using probes and other equipment where needed to judge the extent of any problem.

In Brinkburn, where much of the housing stock was built between the 1950s and 1980s, we regularly come across issues linked to cavity wall construction, original roof coverings nearing the end of their lifespan, and straightforward wear and tear. We also assess signs of movement or subsidence, which matters in this former coal mining part of Sunderland. Damp penetration, timber decay and the condition of external joinery are all checked as part of the survey.

After the inspection, our report sets out traffic-light ratings for each main part of the property, from the roof covering down to the foundations. We include specific repair advice, estimated remedial costs and guidance on whether any further specialist investigations are sensible. That level of detail can be extremely useful when it comes to negotiating the purchase price or asking the vendor to deal with particular issues before completion.

We inspect all accessible areas, inside and out. Where it is safe, we lift inspection covers, view the roof space from within, and assess outbuildings and boundaries as well. The survey also looks at environmental matters such as flood risk, ground stability, and any possible easements or rights of way that could affect the property. The aim is simple, to give the fullest picture we can of the property's condition.

• Comprehensive structural assessment
• Detailed defect identification
• Cost estimates for repairs
• Mining subsidence evaluation
• Damp and timber inspection
• Roof and chimney assessment

Some problems are especially common in Brinkburn, Sunderland, and our Level 3 survey looks at them in detail. A great deal of local housing uses cavity walls with brick external leaves, a form of construction seen from the 1920s through to modern building practice. These walls are often perfectly serviceable, but corroded wall ties can develop and lead to bowing or cracking in the outer brickwork over time. Our surveyors pay close attention to this, particularly where a property is more than 40 years old.

Beneath Brinkburn, the ground includes glacial till and clay deposits, both of which can be prone to shrink-swell movement as moisture levels change. Where large trees stand nearby, that movement may show up as structural cracking. We inspect the foundation condition and look for the usual signs of movement, including crack patterns associated with subsidence or heave. In a former mining area like this, we also keep a close eye on anything that may suggest mining-related subsidence, as it remains a live concern even after the end of deep coal extraction.

Roof defects are another regular feature in Brinkburn properties. Many houses here still have slate or tile roofs dating from the post-war period, and some original coverings are now close to or beyond 60 years old. We check for slipped, broken or missing tiles, faulty flashings, worn felt underlays, and the condition of ridge tiles and hip junctions. Gutters and drainage matter too, because blocked or damaged guttering can let penetrating damp and structural decay develop over time.

Because Sunderland sits near the River Wear and the coast, some lower-lying parts of the wider region can be exposed to surface water flooding during heavy rainfall. Brinkburn itself is generally at low risk from river and coastal flooding, but we still assess drainage around the property and look for any record or sign of water ingress. That includes checking the slope of the surrounding land, the state of any soakaways and how well existing drainage arrangements are working.

• Cavity wall tie corrosion
• Mining subsidence risk
• Clay shrink-swell movement
• Roof covering age
• Drainage system condition
• Damp penetration

From our work across Brinkburn and the wider Sunderland area, we have seen a number of defect patterns come up again and again in the local housing stock. Knowing about these common issues can help set expectations before the survey and sharpen what buyers look for during viewings. Our Level 3 survey is built to identify these defects and to report clearly on their seriousness and likely repair needs.

One of the structural issues we most often encounter is cavity wall tie corrosion in houses built between the 1920s and 1970s. The metal ties linking the inner and outer leaves of a cavity wall can corrode as the years pass, especially where cavity insulation was not part of the original build. As corrosion expands, the outer leaf may start to bow outward, often with horizontal cracking visible at several levels around the property. We examine walls closely for this and measure any movement with precision equipment.

Roofing defects appear regularly in our Level 3 reports for Brinkburn homes. A good number still retain original post-war roof coverings, and some are now close to, or already beyond, the lifespan that would normally be expected. Common findings include slipped or broken tiles, failing pointing to ridge tiles and defective valley gutters that permit water ingress. Flat roof sections, especially on extensions and garage conversions, often show ponding and membrane deterioration, both of which can lead to damp internally.

Damp is a frequent problem in Sunderland properties, and Brinkburn follows that pattern. We often find rising damp where there is no effective damp proof course, penetrating damp linked to defective guttering or roof coverings, and condensation in homes with poor ventilation. To gauge the extent of damp and identify its likely cause, we use moisture meters and thermal imaging equipment, then set out specific recommendations for remediation.

• Cavity wall tie failure
• Roof tile deterioration
• Rising damp
• Penetrating damp
• Subfloor ventilation issues
• Chimney stack defects