RICS Level 3 Survey in Broomfleet

Broomfleet sits on alluvial deposits and clay-heavy soils close to the Humber Estuary, and that brings its own set of structural headaches. Shrink-swell movement is a real risk here, as foundations can expand and contract with seasonal changes in moisture. Over time, that can lead to movement in the building itself. Low-lying homes also have to contend with estuary flood waters and the drainage networks that protect the surrounding farmland.

Many of the properties in Broomfleet are rural cottages built before 1919, and a lot of them were put up with solid walls rather than modern cavity construction. It is common to see original timber frames, thatched or slate roofs, and old drainage systems in these buildings. They have plenty of character, but they can also hide defects that only a trained eye will pick up. Our inspectors know how these traditional homes were built, and what matters most when judging their condition today.

The village also has listed buildings and homes that have been extended over the years. Non-standard construction methods, historic alterations, and previous DIY work can all affect a property's structural integrity. A RICS Level 3 Survey gives the level of scrutiny needed to uncover those issues before you go ahead with the purchase.

From our work around the Humber Estuary, we know Broomfleet homes often throw up problems you would not expect to see in modern suburban property. Age, ground conditions, and flood risk all combine here, so a cottage can look sound enough on the surface and still have hidden defects. We have seen modern refurbishments that trapped moisture in solid walls, foundation movement that went unnoticed for years, and drainage systems installed decades ago that are now failing. A proper survey brings those issues to light early.

• Clay shrink-swell ground movement
• Flood risk from Humber Estuary
• Older solid-wall construction
• Historic drainage systems
• Potential for structural movement
• Listed building constraints

Broomfleet's location near the Humber Estuary means flood risk is a real factor for buyers. Parts of the village are designated as being at risk from fluvial flooding and surface water flooding, especially during periods of high tide or heavy rainfall. When we inspect properties here, we pay close attention to ground floor levels, the state of damp-proof courses, and how well the external drainage systems are working.

The alluvial ground conditions in this area can affect foundations in several ways. Clay soils expand when wet and contract during dry periods, and that movement can build up in foundations over many years. Properties that have stood for decades may show cracking in walls or doors that no longer close properly. A Level 3 Survey helps us judge whether the movement is still active, or whether it is historic settlement that has now stabilised.

Drainage is another area of concern in rural villages like Broomfleet. Many properties depend on private drainage systems rather than mains sewerage, and historic soakaways may no longer meet current standards. Our inspectors look at these systems closely, checking for poor installation, blockages, or inadequate capacity that could cause trouble later on.

We have inspected plenty of properties in the East Riding where the drainage system dates back to the original construction, sometimes over 100 years ago. Those systems were built for much smaller households and very different patterns of use. Today, with modern washing machines, dishwashers, and multiple bathrooms, the capacity is often pushed too far. We check septic tanks, cesspits, and soakaways, noting any sign of surcharge or failure that could lead to health hazards or damage to the property.

From our experience surveying homes in the Broomfleet area, several recurring issues stand out. Damp is probably the most common, especially in solid-wall properties where modern renovations have used non-breathable materials. We often find that internal wall insulation or modern plaster finishes have been added without enough ventilation, which traps moisture and leads to condensation and mould growth.

Structural movement linked to clay soil is another regular finding in our Broomfleet surveys. The signs are familiar, cracking in internal plasterwork, especially around door and window openings, doors that stick or do not close properly, and visible gaps where walls meet ceilings. Some movement is normal in older property, but our surveyors judge whether it is still active and likely to continue, or whether it is historic settlement that has stabilised over time.

Roof problems are especially common in older Broomfleet cottages. Original slate or clay tile roofs may be nearing the end of their lifespan, with slipped tiles, damaged ridge pointing, or deteriorating flashings. In thatched properties, which do exist in the village, the condition of the thatch and the roof structure beneath it need specialist assessment. We record the state of all roofing materials and advise on likely maintenance needs and the costs involved.

We also come across inadequate or failing drainage. Many Broomfleet homes have drainage systems installed decades ago, and they may not meet current building regulations. We inspect guttering, downpipes, and surface water drainage, looking for leaks, blockages, or an inadequate fall. Private sewage treatment systems are checked as well, with advice given on their capacity and condition.