RICS Level 3 Building Survey in Burgh by Sands

Burgh by Sands has an unusually mixed housing stock, from Edward's View by Genesis Homes to centuries-old farm buildings and listed cottages. That spread means a standard Level 2 survey often does not give enough detail for older or non-standard homes. Our Level 3 Building Survey is built for traditional construction, including the clay "dabbins" buildings that are such a distinctive part of the village. Charming as they are, these properties can bring structural issues that call for a close inspection.

Being close to the Solway Firth brings its own issues for buyers. Historical records note that King Edward I died on the marshes near Burgh by Sands in 1307, a reminder of how marshy this ground is. More recently, the Parish Council has raised flooding concerns in relation to planning applications. A Level 3 survey looks at damp penetration, drainage problems, and signs of flood damage, all of which matter here.

Hadrian's Wall, a UNESCO World Heritage Site running through the village, also brings planning and conservation limits. With 55 listed buildings in the parish, including one Grade I listing, St Michael's Church, and three Grade II* properties, many purchases involve heritage fabric. Our surveyors understand what listed status means in practice, and can spot work that may need listed building consent or specialist repair.

Local geology adds another layer to the picture. Many older homes sit on clay-heavy soils, which can shrink and swell and, over time, affect foundations. Our inspectors know the signs, especially where a property has been altered or extended over the years. We look closely at how the ground and the structure are working together, so you get a clearer view of long-term stability.

• Identification of defects common to clay-built "dabbins" properties
• Assessment of flood risk and drainage issues
• Evaluation of historic structural alterations
• Identification of potential listed building compliance issues
• Analysis of traditional roof constructions (green slate)
• Foundation and subsidence assessment for clay soils

Knowing the local building methods matters in Burgh by Sands, and our inspectors bring that knowledge to each visit. The clay "dabbins" or "daubins" construction found in some of the oldest surviving houses and farm buildings uses unfired clay bricks or cob. These buildings have lasted for centuries, but they need specialist assessment because the clay can break down over time, especially in damp conditions. We look for age-related deterioration, from cracking patterns to surface erosion.

Roman red sandstone and calciferous sandstone are the other main materials here, as seen in St Michael's Church with its defensive west tower from the mid-14th century. Many period homes in the village use this attractive but porous stone, so we check carefully for weathering, mortar decay, and water ingress. Traditional green slate roofing is also common on older properties, and we inspect these roofs in detail, including slipped tiles, worn ridge details, and the leadwork around chimneys and valleys.

Buyers in the Solway Coast National Landscape also need to think about how modern building regulations sit alongside traditional construction. Our team knows that historic buildings often need a careful balance, keeping the original character while dealing with structural concerns. We flag issues that may affect building regulations approval for renovations, which can save a nasty surprise later.

Burgh by Sands is well known for historic homes, but new development is also changing the local market. Edward's View by Genesis Homes offers 2, 3, 4, and 5-bedroom houses and bungalows, with prices starting from £329,950 for a three-bedroom detached bungalow, The Tay, and rising to £379,950 for a four-bedroom detached house, The Eden. The scheme is being marketed as launching through Winter 2025 into Spring 2026.

Even with new builds on developments such as Edward's View, a Level 3 survey can still pick up snagging issues, construction defects, and faults that are not obvious to an untrained eye. Our inspectors check workmanship, confirm that building regulations have been met, and see whether the property has been built to acceptable standards. New homes may sit under NHBC and similar warranty schemes, but a Level 3 survey gives you a professional view before completion, which can give you leverage to raise issues with the developer before the keys are yours.

The nearby Orchards development, also by Genesis Homes, was completed in 2022 and is now sold out, which adds to the local mix of modern housing. Revised plans for three homes on the grounds of Marsh House, off Station Road, were submitted in December 2024, so the village is still growing. The Parish Council has raised concerns about drainage and flooding risks linked to these developments, given the marshy ground around them. For any brand-new property or modern scheme, a professional survey gives extra protection for the investment.