RICS Level 3 Building Survey in Frinton and Walton

Frinton and Walton sit on geology that calls for a close look, and our surveyors factor that into every inspection. At The Naze, north of Walton-on-the-Naze, the cliffs are made up of London Clay, a stiff blue-grey clay laid down around 50 million years ago. On top of that sit the Red Crag sands, with brickearth, sand and gravel at the cliff top. That mix matters, because London Clay has shrink-swell potential and can affect foundations, especially in extreme weather or drought conditions.

Walton Road in Kirby Le Soken, where average prices have reached £550,000, is one place where ground movement can become an issue. Our surveyors know how to pick up signs of subsidence, foundation movement and drainage problems linked to the local clay soil. We look at walls, floors and ceilings for cracking that points to structural movement, and we check drainage systems to see that they are working as they should. Trees close to buildings also matter, because clay soil and vegetation together can raise the risk of subsidence.

Another factor here is coastal erosion. The cliffs at The Naze are reportedly retreating at approximately 0.5 metres per year, which is a real concern for nearby land and buildings. For homes close to the coastline or cliff edges, our survey includes an erosion review and guidance on any further investigations or consultations that may be needed. We also take note of Hamford Water National Nature Reserve, since it can affect local drainage patterns and ground water levels.

• London Clay shrink-swell risk
• Coastal erosion proximity
• Drainage and subsurface conditions
• Foundation assessment requirements

Recent years have brought a fair amount of new build activity to Frinton and Walton, with several developments aimed at buyers looking for modern homes. Samphire Meadow, built by Taylor Wimpey on Blackthorn Avenue, offers 2, 3, 4 and 5 bedroom homes, including detached properties from around £290,000 for The Gosford up to £465,000 for larger detached homes. Finches Park on Halstead Road includes houses and bungalows, with 2, 3 and 4 bedroom options alongside 2 and 3 bedroom bungalows, priced from approximately £245,000 to over £430,000. Within that, The Knightley is £434,995, The Audley is £419,995 and The Mylne is £369,995.

Newbuild homes may come with warranties, but a RICS Level 3 Survey still makes sense. Our surveyors can spot defects that are not obvious at first glance, issues with workmanship and areas where the property may fall short of building regulations. On new developments, we pay close attention to windows and doors, roof coverings, wall finishes and the installation of services. We check sealing around windows, ventilation in roof spaces and the correct installation of damp proof courses.

East Terrace on the Seafront at Walton-on-the-Naze brings new build four and five bedroom townhouses to the coastal market. Even where a new build warranty is in place, it helps to understand the construction details and any possible faults before committing to what is likely to be one of the largest purchases you will ever make. Our survey will flag concerns about materials used in coastal locations, where salt air exposure can wear down certain components more quickly.

Local knowledge changes the quality of a survey, and we bring plenty of it to Frinton and Walton. The local construction traditions, the effect of coastal weather and the geology beneath the area all feed into a more accurate assessment. From the modernist houses of the Frinton Park Estate to the Victorian and Edwardian homes in Frinton-on-Sea and Walton, each style needs a slightly different reading of how it was built and what may go wrong.

Throughout CO13, homes close to the North Sea face coastal weather, salt air and strong winds. Salt air can accelerate corrosion of metal fixtures and fittings, while strong winds may affect roof coverings. Our surveyors look closely for weather-related wear, checking roof coverings, external render, windows and doors for deterioration linked to the coastal environment. We also note the condition of external paintwork, timber window frames and any sign of salt crystallisation on brickwork or mortar joints.

Along the coast, especially in Walton-on-the-Naze and the northern areas near Hamford Water National Nature Reserve, flood risk can be very different from that inland properties face. Specific surface water flood data was not available at the time of research, but the coastal position and the nearby watercourses mean we pay close attention to flood mitigation measures, drainage systems and any sign of previous water ingress. We examine land levels, boundary drains and the effectiveness of any damp proof courses at the property.

Our work across Frinton and Walton has shown a few repeated defect patterns that buyers should keep in mind. Flat roofs, particularly on the modernist houses in the Frinton Park Estate, often show deterioration of roof membranes, ponding water and damage to upstands and flashings. These problems are often tied to the age of the original build and the difficulty of keeping flat roofs in good shape in the UK climate. We inspect all accessible roof spaces carefully to judge the condition of flat roof coverings and to spot any water penetration.

In the rural parts of Kirby-le-Soken and Great Holland, timber framed barns and weatherboarded outbuildings can suffer badly from rot and insect infestation if maintenance has been poor. We inspect every accessible timber element, including floor joists, roof rafters and wall frames, using probes where needed to judge how far any decay has progressed. Vegetation close to buildings can hold moisture and speed up timber decay, so we also note overgrown gardens or climbing plants that may be causing trouble.

Damp penetration crops up often too, especially in period homes where original solid walls have been insulated or renovated in the wrong way. Near the coast, we also come across salt contamination in external walls, which can draw moisture through the masonry and leave persistent damp problems. Our surveyors use moisture meters and thermal imaging equipment to find damp and judge how effective any damp proof courses or remedial treatments really are.

There are a few practical steps you can take before the survey so our surveyor can inspect properly. All areas of the property should be accessible, including the roof space, any under-floor areas and outbuildings. Locked rooms or areas need to be opened before the appointment. Our surveyors may move furniture or lift carpets only where needed to reach hidden areas, but clear access to every room helps a great deal.

It also helps if you gather any documents connected to the property that you can get hold of, such as previous survey reports, planning permission documents, building regulation completion certificates or guarantees for recent renovations. Sellers are not required to hand these over, but any paperwork you can obtain gives our surveyor a better understanding of the property’s history and any work that has been done. That is especially useful with older homes where several alterations may have taken place over the years.

Please also make sure our surveyor can reach the outside of the property, so garden hedges or fences that block access should be cut back. For a flat or apartment, access to communal areas needs to be arranged where that applies. Our team will go through the access arrangements with you before the inspection. We will also need to know about any alarm systems operating at the property.