RICS Level 3 Building Survey in DN19

DN19 properties face a few particular problems, which is why a RICS Level 3 Survey is so useful here. The local geology includes extensive alluvial clay deposits along the Humber Estuary, and those soils are prone to shrink-swell behaviour. In wet periods the ground can heave, then settle back during dry spells, which can lead to foundation movement and structural trouble. Our surveyors know the warning signs, from cracking patterns to doors that no longer sit right, and we look out for anything that points to subsidence or heave. DN19 has been given a notable shrink-swell hazard score, and the British Geological Survey treats that as the most damaging geohazard in Britain.

Flooding is another issue, though the risk changes from one street to the next. Properties near Barrow Beck in Barrow upon Humber face river flood warnings, with Ferry Road, The Poplars and Glanford Grove among the places affected. Closer to the Humber Estuary, parts of New Holland and Goxhill have tidal flooding concerns. Groundwater flooding affects several locations too, including Orchard Close, Westoby Lane, Park View Close, Feather Lane and Wolsey Drive after prolonged rainfall. A Level 3 Survey looks at flood risk indicators and any previous water damage that a casual viewing may never reveal. We have inspected properties in these exact locations and know how groundwater can come up through floors when the rain just keeps coming.

The housing stock in DN19 is strikingly mixed, which makes a careful inspection even more important. Many homes in Barrow upon Humber and Goxhill date from the 18th and 19th centuries and were built with traditional methods and materials that are very different from modern construction. Older places like these can hide outdated electrical systems, long-standing building defects or wear that has built up over decades. By contrast, newer schemes such as those on Ferry Road, at Harrison Green and Goxhill Haven bring modern building techniques, with their own points to watch. Around 77.9% of households in the DN19 area live in houses or bungalows, with 31.5% semi-detached and 23.2% detached properties.

• Clay soil shrink-swell risk
• Tidal and groundwater flood zones
• Period property construction issues
• New build defect assessment

The Level 3 Survey report is set out to give clear, practical information in a way that is easy to follow, while still staying technically accurate. Each section of the property is given a condition rating, from one, meaning serious issues that need urgent attention, to three, meaning no urgent issues. We explain any defects found, why they are likely to have happened, and what repair or remedial work may be needed. Where it is relevant, we also recommend further investigation by specialist contractors, such as structural engineers where movement is a concern. Because we are independent, the advice stays unbiased and focused on protecting buyer interests.

For DN19 properties, our surveyors pay close attention to the problems most likely to crop up in this area. The report will cover any signs of ground movement linked to the clay soils, including cracking to walls, sticking doors and windows, and visible evidence of subsidence or heave. We also note the condition of drainage systems, which matters a great deal in places with high groundwater such as Orchard Close, Westoby Lane and Park View Close, where flooding after prolonged rainfall is common. The report includes an assessment of the property's resistance to flooding and any historical flood damage that may be visible, including watermarks on walls or deteriorated plaster at lower levels.

A summary of the survey findings sits at the front of the report, with the most significant issues highlighted straight away. That lets you grasp the property's overall condition before you move on to the detailed findings. We also include our view on whether the property suits its intended use, along with any concerns that may matter more to certain buyers, such as those planning significant alterations. Practical maintenance recommendations are included as well, so small issues can be dealt with before they turn into major ones.

If the survey turns up significant issues, you can go through the findings with your solicitor and decide whether to renegotiate the purchase price, ask the seller to complete repairs before completion, or, in some cases, pull out of the purchase. The detailed nature of the Level 3 Report gives you solid grounds for negotiation, and most sellers in the DN19 market are used to survey-related discussions given the age and condition of many homes in the area.

Knowing how DN19 properties were built helps our surveyors pick out issues that are specific to the area. In Barrow upon Humber, buildings were historically made from wood, earth and straw, before moving towards predominantly brick and tiled roofs from the 17th century onwards. Local brick, often made from the alluvial clay deposits found along the River Humber, is common in period homes across the area. That brick can vary a great deal in quality and porosity compared with modern products, which affects how well the property resists weather penetration.

Clay pantiles or natural slate are typical roofing materials across DN19, and Sandtoft Goxhill Handmade Clay Plain Roof Tiles remain a distinctive local product still used in restoration work. When we inspect roofs of this type, we pay particular attention to the condition of the tiles, the integrity of the underfelt, and any sign of old repairs carried out with unsuitable materials. Limestone ashlar blocks are sometimes used for decorative details on brick buildings, and those need their own assessment for deterioration.

Many homes in Goxhill and Barrow upon Humber have solid walls rather than the cavity walls seen in modern construction. Those walls behave differently thermally and can be more prone to damp penetration. Our surveyors know how to assess these traditional building methods and can advise on what they mean if you are thinking about insulation improvements or renovation work after purchase.

There is still plenty of development activity in DN19, with new build schemes including Harrison Green in Barrow upon Humber by Keigar Homes, offering 2-5 bedroom bungalows and houses. Next to Hawthorne Gardens in Goxhill, planning permission has been granted for 85 homes, with a further 15 proposed. New build plots on Ferry Road are priced from £219,950 to £419,950. At Goxhill Haven, executive homes such as The Buckingham (5-bedroom) and The Ancholme (3-bedroom) are available. These developments use modern building techniques, and they can still bring their own concerns.

New properties may look straightforward, but our experience shows that a Level 3 Survey can still add a lot. New builds can come with construction defects, especially where speed has been prioritised over careful workmanship. Our surveyors look for problems such as inadequate insulation, poorly installed damp proofing, substandard workmanship in windows and doors, and defects in roofing. We check that the property matches the specification in your purchase agreement and pick up snagging issues the developer should put right before completion. Even with NHBC warranty coverage in place, an independent survey gives protection that goes beyond the builder's warranty.

For new builds, we also assess whether the property has been constructed in line with building regulations and whether the right guarantees are in place. We can pick out defects that may not be obvious to the untrained eye, but could develop into serious issues over time. The cost of a Level 3 Survey on a new build is modest compared with the property value and provides valuable protection.

DN19 has a significant number of listed buildings, particularly in Barrow upon Humber and Goxhill, which reflects the rich historical heritage of these villages. Barrow upon Humber has a Conservation Area with numerous Grade II listed properties around the Grade I listed Church of Holy Trinity. Other notable Grade II listed properties include The Nook, Sconer House, Beck Farmhouse, Church View, The Manor House, Papist Hall, The Old Vicarage, Glebe Farmhouse, Banner House, the Congregational Chapel, the Market Cross, Scrivener's Cottage, Vine House, Wate Garth, The Priory and Holly House. Barrow Hall is also Grade I listed, and it sits outside the conservation area.

In Goxhill, the Grade I listed Church of All Saints and the Grade II* listed Goxhill Hall are key landmarks, and Goxhill Hall has an adjoining Grade I Medieval Hall representing late 14th/early 15th century construction. Other Grade II listed structures include various historic barns, Chapel Farmhouse, Mill Farmhouse, Station House and The Old Vicarage. These historic properties need particular expertise, because their construction methods and materials can differ markedly from modern buildings.

Surveying historic properties brings its own challenges, and our surveyors understand them. We assess traditional building elements such as timber frames, thatch or slate roofs, and solid walls. We identify any areas where the property may need ongoing maintenance to preserve its character while keeping structural integrity intact. The Level 3 Survey report includes advice on urgent repairs and guidance on how to approach renovation work in a way that respects the property's historic character. Listed building consent may be needed for certain works, and we can explain what that means for future maintenance and alteration plans.