RICS Level 3 Building Survey in Kirkby (L32)

A RICS Level 3 Survey, once called a Full Structural Survey, is the deepest check on a property's condition we offer. Unlike the simpler Level 2 survey, it looks closely at the building fabric, including structural elements, and sets out detailed advice on repairs and maintenance. In Kirkby, that matters because nearly 60% of the housing stock was built between 1945 and 1980, so many homes are now reaching, or have already passed, their half-century mark. The report shows what is wrong, why it happened, and what may follow if the problem is left alone.

Our inspectors in the L32 area know the quirks local homes tend to throw up. Most are built in traditional brickwork with cavity walls, concrete roof tiles and timber-framed roofs. Sound enough in broad terms, but properties from this period can still show tired pointing, worn coverings and electrical systems that no longer meet current regulations. We check all of that in detail, along with the original features that give these post-war homes their character.

Sherwood Sandstone bedrock under much of Kirkby, together with clay-rich till deposits, can lead to shrink-swell movement in the soil. Homes with shallow foundations, especially where large trees sit nearby, are the ones we watch most closely. Our inspectors look for movement and advise if further investigation is needed. We also factor in surface water flood risk near Kirkby Brook and Simonswood Brook. Properties in places like St. Chad's and Southdene need a particularly careful look because of their closeness to watercourses.

Kirkby is mainly a post-war new town, so listed buildings are few, but we do still come across individual historic properties such as Kirkby Hall Farmhouse. For any home with a history behind it, the Level 3 Survey gives the level of detail needed to understand the special requirements or restrictions that may apply.

• Comprehensive inspection of all accessible structural elements
• Detailed reporting on defects with severity ratings
• Advice on repairs, maintenance, and estimated costs
• Assessment of environmental risks including flood and ground movement
• Evaluation of any extensions or alterations for appropriate permissions

Based on years of surveying in the L32 area, we have seen a few defect patterns crop up time and again. Damp sits near the top of the list, especially rising damp where original damp-proof courses have failed over time. Penetrating damp turns up often too, usually with worn roof tiles, defective flashings or tired pointing. The concrete roof tiles common on post-war Kirkby houses can become porous as they age, and once that happens water can get in and damage ceilings and walls inside.

Roofing defects make up another major group of problems we find in Level 3 Surveys. The concrete tiles fitted to most homes in the area tend to last 40-60 years, which means many roofs are now at or beyond their expected life. Cracked or missing tiles, damaged ridge tiles, worn valley gutters and faulty flashings around chimneys and roof windows are all regular finds. Blocked gutters crop up too, particularly where trees are nearby, and that can lead to overflow and water entering the brickwork.

Unmodernised homes often bring electrical and plumbing concerns with them. Plenty of Kirkby properties still have original wiring and consumer units dating from the 1950s, 60s and 70s, and those systems often fall short of current safety standards and regulations. Original plumbing can be just as dated, sometimes using lead pipes or galvanised steel, both of which can affect water quality and pressure. We flag these issues and set out the next steps.

Windows and doors are another area we inspect carefully in homes of this age. Original timber windows often show rot, especially at the bottom rails and cills, and poor sealing can leave drafts and condensation behind. Some properties have had modern double-glazed units fitted, but installation quality varies a great deal. We review the condition of every window and door, and note anything affecting security, thermal efficiency or how well it opens and closes.

Much of Kirkby's housing stock is post-war, yet there has also been notable new development in recent years. The Pastures and The Paddocks, both built by Bellway, offer modern 3 and 4-bedroom homes priced from £229,995 to £319,995. Close to the town centre, they have become popular with families wanting modern accommodation and garage parking. Keepmoat Homes' Oaklands brings more choice, with 2, 3, and 4-bedroom properties ranging from £165,995 to £293,995, including affordable 2-bedroom homes that appeal to first-time buyers entering the property market.

Even new build homes can benefit from a RICS Level 3 Survey. Major structural defects are less common in newly built properties, but we can still pick up snagging issues, workmanship concerns and any fixtures or fittings that fall short of expected standards. The level of detail means nothing gets missed, and that gives confidence in a new home purchase. We check that windows and doors work properly, that plumbing and electrical installations are functional, and that the overall finish is up to standard. For properties in these newer developments, the survey cost is usually at the lower end, often around £500-£600 for a standard new build.

Countryside Partnerships' Kirkby Central development is another notable addition to the local housing stock, bringing affordable homes as part of the ongoing regeneration of the town centre. If a property in one of these new developments is the one you're buying, let us know when booking. Our inspectors are used to modern construction methods and can give specific advice on contemporary materials and systems, including energy-efficient features and building techniques that differ from traditional construction.

The L32 area brings its own environmental and geological points to consider, and we factor them into every survey. Underlying Sherwood Sandstone, together with superficial till deposits, also known as boulder clay, creates moderate to high potential for clay shrink-swell behaviour. In dry spells the clay contracts and can move foundations, then in wet conditions it expands again. Homes with shallow foundations or those close to large trees are most at risk, so we inspect external walls and internal finishes for movement, looking for crack patterns, sticking doors and windows, and uneven floors that can point to ground instability.

Flood risk matters in parts of Kirkby too. Near Kirkby Brook and Simonswood Brook, river flooding risk is higher, and heavy rain can bring surface water flooding in other locations as well. Our survey records that risk and looks for signs of past flooding, such as water marks, damp damage or changed floor coverings. That information is important for an informed purchase and for insurance. Homes in lower-lying spots close to the brooks may face higher premiums or need flood resilience measures.

The good news is that significant historical coal mining, which affects many parts of the Liverpool region, is not a major issue in the L32 postcode. Our inspectors still look for any sign of ground movement, but the risk of mining-related subsidence here is low. That means the geology is more about natural shrink-swell behaviour than mining activity, which keeps the assessment simpler for most local properties.

Knowsley Council's local planning policies shape development and alterations across Kirkby. For most homes in L32, standard national building regulations apply, but any major extension or modification still needs planning permission. Our survey can spot alterations that appear to have been carried out without the right permissions, and that can affect buildings insurance or lead to retrospective applications.