RICS Level 3 Building Survey in Farington

A RICS Level 3 Survey is the most detailed inspection we offer for residential property in England. Our surveyors look over every accessible part of the building, from roof structure through to foundations, and we check walls, floors, ceilings, windows and doors, together with permanent fixtures and fittings. We also review how the property has been built, so we can flag structural concerns, defects in the fabric, or problems that could lead to costly repairs later on.

In Farington, our inspectors keep an eye on a few local issues in particular. Because the River Lostock is nearby, we always look for damp that may be linked to flooding history or water table concerns. Drainage gets a close look too, which matters in places still served by older combined sewer systems. We also assess thermal performance, spotting where insulation could be improved and energy bills reduced, something that matters across the mix of older and newer homes here.

The report from a Level 3 survey is written in plain English, with technical terms kept to a minimum. Every defect is set out clearly, supported by photographs of the issue and a note on how serious it is. We then add priority ratings for the repairs, so you can see what needs urgent attention and what can wait. Market valuation and rebuilding cost for insurance are included as well, giving you the full picture before you talk about the purchase price.

We inspect the whole envelope of the property, including roof spaces where access allows, under-floor voids and outbuildings. Visible services are also reviewed, so we note the condition of electrical, gas and plumbing systems as far as the inspection allows. Where a home has been extended or altered, we look at whether the work appears to have the right building regulation approval.

• Full structural inspection of all visible elements
• Detailed defect analysis with photographs
• Priority-rated repair recommendations
• Market valuation and insurance rebuild cost
• Energy efficiency assessment
• Advice on legal and regulatory implications

Farington’s housing landscape reflects its place within South Ribble, where semi-detached properties make up much of the recent sales market. There are established residential areas alongside newer schemes, so the stock is varied and needs different inspection approaches. Homes near the River Lostock flood plain need particular care, because Farington sits within the Flood Warning Area for the river and its tributaries, including Shaw Brook and Bannister Brook.

There are seven Grade II listed buildings in the local area, all protected and needing special care during a survey. If a listed property is on your shortlist, our surveyors understand the extra requirements and can pick out issues linked to historic materials and older construction methods. Conservation rules can also limit the alterations that are possible, which is useful information if renovation is part of the plan.

Farington continues to grow, with developments like Farington Mews by Keepmoat Homes bringing hundreds of new properties to market. Set on the edge of Farington Moss, the scheme offers 2, 3 and 4-bedroom homes, with prices starting from around £295,000 for a semi-detached house. Nearby, there is also Pavilion View by Rowland Homes and Centurion Village by Barratt Homes in neighbouring Midge Hall. Even where a home is new, it is still wise to have it checked before the warranty period runs down.

Our surveyors know the common defects found in new builds and can pick up faults that an untrained eye might not spot. We look for things like poor insulation in roof spaces, badly fitted windows and doors, and signs of subsidence that could point to ground movement. Around Farington Moss, we pay close attention to build quality and to any settlement issues that can affect recently completed homes.

Flood risk needs careful checking in Farington, especially for properties close to the River Lostock and its tributaries. Because the area sits within the Flood Warning Area, residents may receive warnings when river levels rise. Our surveyors look for signs of earlier flooding, such as watermarks on walls, damaged plaster and warped timber that may show past water ingress.

Drainage is examined closely too, particularly where older combined sewer infrastructure is still in place. Poor drainage can lead to damp, subsidence and other structural concerns that may not show themselves during a quick viewing. We inspect guttering, downpipes and surface water drainage so that possible problems can be identified before they escalate.

The geology around Farington means we keep ground conditions in mind, including the chance of shrink-swell movement in clay soils. Detailed ground stability information for Farington is limited, but our surveyors are trained to spot signs of subsidence, settlement or movement that may point to underlying ground issues. Cracks or distortion in walls, floors and foundations are all checked for structural warning signs.