RICS Level 3 Survey in Ellerton

Ellerton brings a few specific survey issues that we build into every Level 3 assessment. The village sits on low-lying alluvial and glacial lake deposits, including the Lawns House Farm Sand Member and Park Farm Clay Member, and that geology can make foundations more complicated than they first appear. Running sand units at shallow depths are a particular concern, so we look closely at any signs that structural movement or development pressure may have followed from the ground beneath.

Most homes in Ellerton are older, with a sizeable share dating from before 1919. That usually means solid walls, lime mortar pointing and original timber frames, all of which need a specialist eye. We are often moving between detached farmhouses and period houses, so our surveyors have to be comfortable assessing traditional brick and stone work alongside earlier building methods. Around the centre of the village, especially near the historic Church of St Mary (Grade II listed), there are several period properties that still show classic East Riding construction techniques.

Flood risk matters here. Ellerton lies east of the River Derwent in a low-lying setting, so fluvial flooding and groundwater emergence can follow periods of heavy rain. Our inspectors check for old flood staining, water ingress and whether the drainage on site is actually doing its job. Basements and ground-floor rooms need particular attention. Because the village sits within the River Derwent catchment, flood resilience is often part of the conversation for homeowners in this area.

Mining subsidence is more of a wider Selby district issue than something we expect immediately around Ellerton, but we still stay alert to signs of ground movement that could link back to older mining activity across the region. Properties close to the site of Ellerton Priory, a scheduled ancient monument, may also bring their own questions about ground conditions and historic land use. We do not treat that lightly.

• Alluvial ground conditions
• Flood risk assessment
• Running sand hazards
• Traditional construction methods
• Listed building considerations

From surveying properties across Ellerton and the wider YO42 area, we have seen a few recurring problems that buyers should keep in mind. Damp and drainage issues come up often, largely because of the alluvial ground and the village’s proximity to the River Derwent. Homes in the lower-lying parts are especially prone to rising damp and penetrating moisture, particularly where damp-proof courses are damaged or absent. The clay-rich Park Farm Clay Member deposits can also slow drainage and leave water collecting around foundations.

Movement and subsidence also appear in Ellerton surveys with some regularity. Clay deposits, together with running sand units, can lead to ground movement, especially after dry spells followed by heavy rainfall. Our inspectors look for cracking, sticking doors and windows, and other signs of structural movement that may need further investigation or monitoring. The running sand deposits are not as troublesome as in some nearby locations, but they can still affect foundation performance, especially where foundations are shallow.

Older homes, which make up much of Ellerton’s housing stock, often show roofing defects. Traditional roofs with original clay or slate tiles may have broken or missing tiles, failing mortar pointing and timber decay in rafters and purlins. Roof spread, where the walls are pushed out by the roof load, does crop up in older properties where original tie-beams have been removed or weakened. We pay close attention to parapet walls and chimneys too, since they are common features on the period farmhouses found throughout the village.

Drainage and gutter faults turn up regularly during our surveys as well. Mature trees around many properties, combined with alluvial soil conditions, can cause gutter blockages and deterioration in downpipes. We also look for signs of septic tank and drainage field problems, as many homes in this rural area are not connected to mains drainage. Knowing the condition of those systems matters when you are budgeting for possible upgrades.