RICS Level 3 Building Survey in Hollym

Our RICS Level 3 Building Survey is a close, top-to-bottom inspection of every accessible part of the property. We look over the roof structure, including rafters, purlins and battens, and check for deterioration, rot and poor-quality past repairs. Inside and out, we examine the walls for cracking, damp penetration and structural movement that might point to subsidence or foundation trouble. In Hollym, where homes can take the full force of coastal weather conditions, we pay extra attention to salt damage and to the state of external render and pointing.

We also assess the property's damp proof course and ventilation, something that matters particularly in older homes where original construction methods often fall short of modern standards. Timber elements, including joists, rafters and floorboards, are checked for woodworm, dry rot and wet rot, all of which can affect the building's structural integrity. We inspect windows, doors and their fittings too, noting both condition and energy efficiency.

A major part of the Level 3 Survey is our review of the property's services, including plumbing, electrical systems and heating. We do not certify those installations, but we do flag obvious defects, safety concerns and anything that should be looked at more closely by a specialist. That can be especially useful in Hollym, where older properties sometimes still have dated wiring or plumbing that now needs updating.

Outside the main building, we inspect the grounds as well, including outbuildings, boundaries and drainage systems. On properties near the coast, we check retaining walls, fences and similar structures for wear linked to coastal exposure. We will also note any trees close to the house that could affect the foundations, which is particularly relevant in areas with clay soils, where root systems can alter moisture movement.

• Full structural assessment of all load-bearing elements
• Detailed damp and timber inspection
• Roof, chimney, and gutter condition report
• Analysis of walls, foundations, and ground conditions
• Assessment of extensions and alterations
• Energy efficiency observations
• Clear traffic light ratings for each element

Across Hollym and the wider East Riding area, many homes are built in traditional brick, in keeping with the construction methods long used in this part of the county. Beneath them, the geology is made up of superficial deposits of till (boulder clay) over chalk bedrock, and that can create particular issues for foundations and drainage. Clay soils are prone to shrink-swell movement, expanding in wet conditions and contracting in dry periods, which can affect foundation stability over time. Our inspectors know what to look for, from characteristic cracking patterns to doors that have dropped out of alignment.

Many village properties were built using traditional methods common in the early to mid-twentieth century. Solid brick walls without cavity insulation, lime-based mortars and renders, and original timber windows are all examples we see regularly. These details can give a house plenty of character, but they call for the right kind of maintenance. We know how to judge whether those older building elements are performing as they should, and when intervention is likely to be needed.

In Hollym, the most common property type is the three-bedroom terraced house, with an average asking price of approximately £134,696. The village also includes detached houses, semi-detached properties and bungalows, so there is a fair spread of housing stock. Whatever you are buying, our Level 3 Survey gives you the detailed picture needed to understand condition and spot any likely problems.

Coastal locations such as Hollym bring their own set of pressures. Salt-laden air and heavier exposure to weather can speed up the deterioration of external brickwork and render, while metal parts such as gutters, downpipes and railings often show corrosion sooner than they would inland. We watch closely for those coastal-specific defects, record any deterioration we see and set out sensible maintenance advice in the report.

From the properties we have surveyed around Hollym, a few defect patterns come up time and again. One of the main ones is structural movement linked to clay soil shrinkage, especially in houses with shallow foundations built in the mid-twentieth century, when building regulations were less stringent. The local boulder clay expands and contracts with changing moisture levels, and over time that can lead to slight foundation movement. We document the tell-tale diagonal cracking carefully when we see it.

Damp penetration is another issue we find regularly. It is particularly common in older homes where the original damp proof course is damaged or simply not there. In a coastal setting, driving rain combined with salt-laden air can speed up the breakdown of external walls and pointing. We also often see lime-based mortars that have been repaired in patches with cement-based mortars, a mismatch that can trap moisture and lead to deterioration in the brickwork behind.

Roof defects are a regular feature in Hollym surveys. We often come across original roof coverings that have been patched with mismatched materials, or chimneys where the lead flashing has started to fail. Coastal weather adds to the strain, and tiles and slates can become brittle or slip out of place. We check carefully for signs of water ingress, including problems that have not yet shown up as obvious damp inside the house.

Timber decay remains a concern in properties of all ages, and that includes woodworm infestation as well as wet and dry rot. Our inspection of roof spaces, underfloor areas and all visible timber elements is designed to pick up those issues before they develop into larger structural problems. In homes with original timber windows, we often find failed glazing putty and the early stages of wood rot in the frames, especially along the bottom rail where water tends to sit.