RICS Level 3 Building Survey in Easington

The RICS Level 3 Survey is the top tier of property inspection, giving a detailed look at a potential purchase from roof structure right down to the foundations. Our inspectors go over every accessible part of the building. In Easington, where homes range from centuries-old cottages to newer builds, our surveyors draw on local knowledge to spot issues that suit each age and type of property. We know the construction methods used here, from traditional brick and mortar to modern cavity wall systems, and how they stand up over time in the local climate and ground conditions.

Walls, floors, ceilings and roofs all come under scrutiny, and so do damp proof courses, insulation and ventilation. Because Easington sits in a coastal setting with boulder clay geology, our inspectors give extra attention to coastal erosion, shrink-swell movement in clay soils, and any dampness or timber decay that can affect homes close to the sea. Moisture meters help us check for damp, and we look for the signs of water ingress that can be easy to miss. Timber elements are assessed too, with checks for woodworm, rot and fungal decay that could weaken the structure.

We also look at permanent outbuildings and the land around the house, including garages, workshops and boundary walls. Many Easington properties have generous gardens running towards the coastline, so drainage and any sign of instability are part of the job, especially where erosion may be at play. The written report is often dozens of pages long, with clear ratings from Good through to Critical and a prioritised list of repairs and maintenance. That is a very different thing from a basic mortgage valuation, which only checks that the property gives enough security for the loan. The Level 3 Survey gives proper grounds to renegotiate, or to walk away if the purchase does not stack up.

For homes near the coastline or on the eroding cliff sections, the survey is particularly useful because it gives clear insight into any coastal erosion risk affecting the land. We note how the property sits in relation to the cliff edge, inspect visible signs of movement or instability, and say what further checks may be sensible. Our report will also flag if a property falls within the areas East Riding of Yorkshire Council has identified as at imminent risk of coastal erosion, where 24 residential properties are projected to be lost by 2025, along with the wider forecast of 237 properties at risk by 2105. For anyone considering a purchase in this striking but difficult setting, that detail matters.

Easington’s buildings reflect the long architectural history of the East Riding, from medieval timber-framed structures to contemporary homes. In the Holderness region, local brick has often been the material of choice, and the red brick seen on many East Riding farmhouses and cottages is a familiar feature. The Grade II* listed thatched tithe barn is a good example of the timber framing and thatch roofing once common in agricultural buildings, while the Church of All Saints shows the skill of medieval builders working with local materials.

Before cavity wall construction became common in the 1920s and 1930s, many residential properties in Easington were built with solid walls. Usually made from brick or stone, these walls have good thermal mass, though they can be more prone to damp penetration in coastal areas where driving rain and sea spray are part of everyday life. Our surveyors understand those construction types and can spot when insulation upgrades may help without harming the building fabric. We also check render and other external finishes, since they can hide defects in older properties.

Ground conditions in Easington play a big part in how properties were built and how they behave over time. Much of the area sits on soft boulder clay, and that clay is highly susceptible to shrink-swell behaviour, expanding when wet and contracting in dry periods. Homes built on this geology, especially those with shallow traditional foundations, can move enough to cause subsidence or structural cracking. Our inspectors know the signs well, from diagonal cracks around windows and doors to doors sticking or windows failing to close properly. We then judge whether the movement is historic and stable, or whether it looks ongoing and in need of further investigation.

Across the East Riding coastline around Easington, the practical problems for property owners are clear. The soft boulder clay geology linked to the Holderness region creates a very specific set of risks. Because this clay expands when wet and contracts when dry, shrink-swell movement can be a real issue. Older houses with shallow foundations are especially vulnerable, with movement sometimes leading to subsidence or structural cracking. Our surveyors are trained to read the clues, from the direction of cracks to the condition of window and door frames, which can be the first places to show foundation trouble.

Moisture-laden air from the coast can work its way into traditional building fabrics too, which is why damp issues are so often part of the picture. Properties in Easington, especially those near the sea or in low-lying parts close to the Humber estuary, also face a higher flood risk during extreme tidal events. The higher chalk and limestone cliffs to the north offer some protection, but the transition zone around Easington and Kilnsea, where the cliffs are lower, is more exposed. We assess drainage, look for signs of previous flooding, and advise on any flood resilience measures that may suit the property. Flat and low-pitched roofs are checked carefully as well, since they can be troublesome in exposed coastal positions.

With 10 listed buildings in the village, including the magnificent Grade I Church of All Saints and a Grade II* thatched tithe barn, Easington has a sizeable heritage stock. Older properties often need a more careful assessment because traditional construction methods can differ sharply from modern standards. Our surveyors work with period homes every day, so they can tell the difference between age-related characteristics and genuine defects. Some things are simply part of an older building’s history, while others call for action. That distinction helps buyers make a proper decision without being spooked by minor issues.

The local economy is shaped in no small part by the Easington Gas Terminal, a major BP facility that processes offshore gas and manages the undersea Rough natural gas storage facility. It is an important employer and brings extra considerations for buyers, including possible noise from terminal operations and the industrial feel of this stretch of coastline. Our surveyors understand how those factors can influence value and day-to-day liveability, and we can talk through anything specific that matters for a purchase here. The terminal also means the infrastructure is more developed than in many villages of a similar size, with good road links to Hull and the wider region.