RICS Level 3 Building Survey in Dunston

Dunston’s housing mix brings a few awkward issues with it, which is why a RICS Level 3 Survey matters. The NE11 postcode has a sizeable share of homes built before 1945, and many go back to the late Victorian and Edwardian periods. They may have bags of character, but older houses often hide structural problems that only turn up under a close inspection. Our inspectors in Dunston regularly come across ageing roof structures and outdated electrical systems that carry safety risks. With traditional brickwork and original features still common, these homes usually need the kind of detailed assessment only a Level 3 survey can provide.

Coal mining history across Gateshead is another factor our inspectors take into account on every Dunston survey. The area has a clear mining past, and some homes may sit on, or close to, former colliery land. Subsidence from mining can lead to movement and damage that is not obvious from the outside. Our surveyors are trained to spot the warning signs, such as pattern cracking in walls and uneven floor levels, so you have the full picture before you commit to a purchase. Chimney stacks get close attention too, because they are often among the first parts of a property to show movement where mining is involved.

Being so close to the River Tyne means flood risk checks are part of our survey process in Dunston. Major flooding is relatively uncommon, but surface water can still build up after heavy rain, especially in lower-lying spots near the river. We look for signs of past water damage, check drainage, and assess the fall of the land around the property to judge whether flooding could be an issue. That matters most in the Dunston Bank area, which lies nearer the river valley.

Dunston’s housing stock is dominated by solid-wall buildings, usually made from local brick and finished with slate or tile roofs. Those construction methods served properties well for more than a century, but they do not have the cavity wall insulation that became standard later on. Our Level 3 survey looks closely at these solid walls, checking for damp penetration, structural movement, and the condition of any render or pointing. We know these homes need a specific eye, and our surveyors bring that to every inspection.

• Victorian and Edwardian terraced houses
• Post-war semi-detached properties
• Pre-1919 solid-wall construction
• Modern developments

Our work across Dunston and the wider Gateshead area has shown a few issues that come up again and again. Damp is one of the main ones, particularly in the solid-wall construction common to Victorian and Edwardian homes here. Rising damp can appear where original damp-proof courses have failed, or were never installed at all, while penetrating damp often shows up around roof coverings and parapet walls. Our Level 3 Survey identifies the type and extent of any dampness and sets out the right way to deal with it. Where needed, we use moisture meters and thermal imaging equipment to build a clearer picture of what is going on.

Roof problems are another regular finding in Dunston surveys. Plenty of homes still keep their original slate or tile roofs, which may still be structurally sound but have often gone beyond their expected lifespan. Our inspectors look for broken or missing tiles, worn pointing to ridge tiles, and the condition of flashing around chimneys and dormer windows. Gutters and downpipes are checked too, because blockages or damage can lead to penetrating damp. Where a property has flat roof sections, we pay close attention to the membrane and any signs of ponding water.

Older Dunston properties often show timber defects, including woodworm and rot. The North East climate can create conditions that favour timber decay, especially where a home has had prolonged damp penetration. Our survey covers structural timber such as joists, rafters, and wall studs, and any infestation or decay is set out clearly in the report. Where possible, we identify the type of woodworm and recommend treatment from specialist contractors. Fungal decay, including wet rot and dry rot, is also flagged, along with the moisture source feeding the problem.

Older homes often need electrical and plumbing systems brought up to current standards. Our survey includes a visual check of consumer units, wiring, and plumbing fixtures, with any obvious safety concerns or obvious non-compliance with regulations noted. We do not test the installation, but we point out areas that need a qualified electrician or plumber to investigate further. In particular, we look for old fuse boxes that have not been upgraded, visible wiring in poor condition, and plumbing materials such as lead or galvanised steel that may be nearing the end of their useful life.