RICS Level 3 Building Survey in Forton, Wyre

Forton’s ground conditions are one of the main reasons we often recommend a RICS Level 3 Survey here. The area lies on superficial deposits above Carboniferous bedrock, and the boulder clay deposits bring a moderate to high shrink-swell risk. In practice, that means homes in Forton can move as the clay expands and contracts with changing moisture levels, sometimes affecting foundations and leading to structural problems over time. Our surveyors know how these soils behave with different foundation types, and we look closely for movement that could point to ongoing subsidence or heave.

Within the parish boundary, Forton has 25 listed buildings, among them Forton Hall and a number of farmhouses. Homes of this age need a more careful eye because of their traditional construction, their age, and the planning restrictions set by Wyre Council. Forton Lodge, built around 1800 in sandstone, is a good example of the sort of property where a basic survey can miss important defects. With a Level 3 Survey, we check for issues linked to historic buildings, including problems with solid wall construction and the condition of original timbers and stonework. We also look for signs that earlier alterations may have weakened the structure.

The village has had flooding problems, especially in lower ground close to the River Wyre and its tributaries. Parts of Scorton and Cleveley Bridge have seen fluvial flooding, including a notable event in December 2015. We assess flood risk by looking at the property’s position, the local geology, and any history of flooding nearby. We also note signs of past flood damage or poor drainage, so you get a clearer view of the environmental risks tied to the property.

• Boulder clay foundation assessment
• Flood risk and drainage evaluation
• Historic building structural review
• Modern new-build defect identification

There is no single Forton house type. You will find older farmhouses from the 18th century, post-war semis from the 1950s and 1960s, and newer schemes such as Cricketers' Green and The Pastures. Because of that range, a standardised survey approach is rarely enough. Our surveyors adjust what they look for according to the construction period and the materials used in each property.

Many of Forton’s older farmhouses were built with solid walls and traditional brickwork, often with local sandstone forming the main structure. They usually do not have modern damp-proof courses, and original timber beams may be vulnerable to woodworm or rot. Some of the historic homes also have thatch and slate roofs, which need specialist assessment to be judged properly. We inspect these traditional features carefully and set out any maintenance they are likely to need.

At Cricketers' Green on School Lane, built by Charles Church (Persimmon Homes), the homes use modern cavity wall construction and concrete tile roofs. They may meet current building regulations, but that does not mean they are free from defects. We still carry out a careful inspection, checking for build-related issues such as poorly fitted windows, gaps in insulation, and drainage problems. Even a new home can have faults that the developer ought to put right before completion.

Forton properties come with a few local complications, and our Level 3 Survey is designed to address them. Clay soils under much of the village can contribute to foundation movement, which in turn may cause cracking and structural instability. We look for evidence of subsidence, heave, and foundation defects that are easy to miss during an ordinary viewing. We also inspect drainage and ground conditions around the property, because poor drainage can make clay-related movement worse.

Solid walls, traditional brickwork, and the absence of modern damp-proof courses are common in Forton’s older homes. That combination can lead to rising damp, especially at ground floor wall level. Our surveyors check for damp penetration, timber decay, and woodworm infestations, all of which are seen regularly in older Lancashire houses. We inspect accessible timber throughout the property, including floor joists, roof rafters, and original beams, and we record any rot or insect damage with recommendations for treatment.

Materials vary a lot across the village, which is another reason a careful inspection matters. Newer homes at Cricketers' Green use modern cavity wall construction and concrete tile roofs, while older farmhouses may have sandstone walls, slate roofs, and original timber beams. Those materials age and perform differently, so they need to be judged on their own terms. Our surveyors understand that mix and can advise on the condition of materials commonly found in Forton’s historic properties.

• Foundation movement and subsidence
• Rising and penetrating damp
• Roof defects and tile slippage
• Timber rot and woodworm
• Wall crack assessment
• Drainage and soakaway issues

Recent years have brought a fair amount of new housing to Forton. Schemes such as Cricketers' Green on School Lane include homes by Charles Church (Persimmon Homes), while The Pastures is from Story Homes. Although new-build properties can appear lower-risk, a RICS Level 3 Survey can still uncover defects from the build process or issues tied to building regulation compliance. With prices at Cricketers' Green ranging from £321,000 to £585,000 for market homes, it makes sense to check that the investment is sound.

New homes are not always free from trouble. We regularly look for faults such as badly installed insulation, poor ventilation, and problems with window and door fittings. Because our surveyors are experienced with modern construction methods, we can spot snagging issues that the developer should correct before completion. The Level 3 Survey gives you a written record of any defects, which can strengthen your position when dealing with the developer. Many buyers have used survey findings to seek improvements or negotiate price reductions.

NHBC cover, and similar new-build warranties, has its limits. If defects were already present at handover, they may not be covered unless they are reported quickly. A detailed survey done at the point of purchase creates a clear record of the property’s condition from the outset, which helps protect your position during the warranty period. That matters with newly built homes, where some construction defects may only show themselves after several months or even years.