RICS Level 3 Survey in M46 Atherton

Our RICS Level 3 Survey, also called a Building Survey, is the most detailed inspection we offer, and it suits older homes, properties showing signs of defect, or buyers who want a full account of the condition. Basic valuations are nothing like it. We look at every accessible part of the building, from the roof structure down to the foundations, checking walls, floors, ceilings, doors and windows, plus the roof, chimneys, damp proofing and insulation, so you get a clear picture of what is going on.

That level of detail matters in the M46 area, where many homes date from the Victorian and Edwardian periods. Solid-wall construction can conceal problems that a quick viewing will miss, and our surveyors know where those issues tend to hide. We look over the roof structure for deterioration, check timber joists and beams for woodworm or rot, study cracking in walls that could point to subsidence or movement, and review the condition of damp proof courses and ventilation systems.

What arrives in the report is a proper breakdown of condition for all major elements, with defects, their cause and the urgency of any repair clearly set out. You will also get straightforward maintenance advice and details of any further investigations that may be needed, so you know exactly what you are buying. Our reports usually run to 30-50 pages or more, while a Level 2 survey tends to sit at 10-20 pages, which gives you far more to work with when making a decision or speaking to the seller.

• Full structural inspection
• Detailed defect analysis
• Maintenance recommendations
• Digital report with photos
• Reinstatement cost assessment

Because our surveyors regularly work across M46, they are very familiar with the defects that crop up in the local housing stock. Damp is one of the most common, especially rising damp and penetrating damp in older solid-wall homes. Victorian and Edwardian terraces in the town centre, along Market Street and Church Street, often have no proper damp-proof course or have failing external renders that let moisture into the brickwork. These houses were built with solid 9-inch thick brick walls that behave differently from modern cavity construction, so they need specialist assessment.

Roof problems come up often in our M46 surveys too. Plenty of homes in Atherton still have their original Victorian slate roofs, and although they can last for decades, signs of wear are common, slipped tiles, leadwork around chimneys starting to fail, and ridge pointing that has deteriorated. Gutters and downpipes are also frequently blocked, leaking or badly connected, which can let water in and damage fascias and soffits. Our surveyors inspect all accessible roof areas carefully and set out clear recommendations for any repairs.

We also regularly find timber defects in M46 properties, including woodworm, the common furniture beetle, as well as wet and dry rot. Floor timbers, roof structures and joinery are the usual places. Often the root cause is damp or poor ventilation, something that is especially common where older properties have been modernised without enough thought given to airflow. We check all accessible timber elements and can point you towards specialist treatment contractors if that is needed.

For cavity wall properties built between the 1920s and 1980s, wall tie failure is a particular concern. Once the steel ties that connect the inner and outer leaves start to corrode, external walls can bow or crack and structural integrity may be affected. Our surveyors know the signs to look for and can advise on how much remedial work may be involved. A lot of older properties in M46 also suffer from poor insulation and limited ventilation, which can lead to condensation and weak thermal performance, affecting comfort and energy costs.

• Rising damp and penetrating damp
• Slate roof wear and deterioration
• Timber rot and woodworm
• Wall tie corrosion
• Condensation and ventilation issues
• Structural cracking from ground movement

M46, which covers Atherton and the surrounding neighbourhoods, brings together a set of property issues our surveyors know well. The housing stock is mixed, with approximately 35-40% terraced properties, 30-35% semi-detached homes, 15-20% detached houses and 5-10% flats and apartments. A large share dates from the Victorian and Edwardian periods, built as Atherton expanded as a coal mining centre. These homes have plenty of character, but many have solid brick walls without cavity insulation, and the sort of wear that only a detailed inspection will pick up.

Historical mining activity is one of the biggest local considerations. Atherton was once a major coal mining centre, and although deep mining has stopped, residual ground movement from past workings can still happen. Much of M46 sits on Coal Measures, made up of mudstones, siltstones, sandstones and coal seams, with superficial deposits often including glacial till, or boulder clay. Our surveyors look for mining subsidence signs such as cracking that follows a particular line, bulges in walls and movement in chimney stacks, then advise if further specialist investigation is sensible.

Boulder clay is part of the local geology too, and that can trigger shrink-swell movement in homes with shallow foundations, especially where mature trees are nearby. In dry spells or after heavy rain, clay soils expand and contract, which can lead to subsidence or heave. It is especially relevant around the conservation area and in properties with large gardens and established trees. Where there are visible clues, our Level 3 Survey takes account of those ground conditions, and we can recommend geotechnical investigations if needed.

New-build buyers in M46 can still benefit from a Level 3 Survey, including at Atherton Gate (Bellway, off Leigh Road, M46 0LS, from £239,995 to £349,995), The Pastures (Miller Homes, off Leigh Road, M46 0LA, from £234,995 to £359,995), and Spinners Brook (Keepmoat Homes, off Bolton Road, M46 9DG, from £189,995 to £319,995). Even with NHBC warranty cover, a survey can highlight construction defects or workmanship issues that may not be obvious to the untrained eye. Catching snagging problems early also gives you leverage to have them put right by the builder.

• Mining subsidence assessment
• Clay shrink-swell risk evaluation
• Victorian property defect identification
• New-build snagging
• Flood risk assessment
• Conservation area considerations

Flood risk in the M46 area is generally low to very low for rivers and the sea, which is reassuring for buyers. Even so, some locations carry a moderate to high surface water flood risk, particularly in low-lying spots or where drainage systems may struggle in heavy rain. Areas around smaller watercourses such as the Hindsford Brook or unnamed tributaries may have more localised risk, and our surveyors will note any visible signs of past flooding or drainage trouble during the inspection.

During an M46 survey, we look closely at the site drainage, the condition of any drainage infrastructure visible from the surface, and how near the property sits to places known for surface water flooding. If the position is low-lying, or the garden is large enough to be affected by groundwater, we can suggest whether a more detailed flood risk assessment or drainage survey would be worthwhile.

We also take environmental factors into account, including radon levels, which can be higher in areas with certain geology, and whether the property is close to former industrial sites that may have left contamination in the ground. A Level 3 Survey is not a contaminated land assessment, but we can note any visible signs that point to a problem and recommend the right conveyancing searches.