RICS Level 3 Structural Survey Over Kellet

Over Kellet properties can throw up issues that make a RICS Level 3 Survey well worth having. The village sits on Carboniferous Limestone with glacial till deposits, and that combination brings its own structural considerations. Clay-rich soils may shrink and swell in dry spells, which can affect foundations, especially in homes with shallow footings or those close to mature trees, including along Stackwood Lane and near the Church of St Cuthbert.

Across Over Kellet, many homes sit within the designated Conservation Area, among them the historic Church of St Cuthbert and a good number of period farmhouses and cottages on Kellet Road and Middle Lane. These older stone buildings often have solid walls, traditional lime mortar pointing and original timber features, so we inspect them with surveyors who know the traditional construction methods used locally.

Local limestone is hard-wearing, but it is not trouble-free. We often see failing mortar joints, water getting through porous stone, and movement in older buildings. Homes near the River Keer also need a close look for flood risk, past water ingress and any measures already in place to improve resilience. Our inspection team works with this mix of geology and flood exposure regularly.

In Over Kellet, 52.6% of the housing stock is detached, which says a lot about the village's rural character and the pull of larger family homes. Around 25% of properties date from before 1919, and that age alone can justify the deeper look a Level 3 Survey gives. A Victorian stone terrace on Chapel Hill needs a different eye from a modern detached house at The Pastures development, so we shape the survey around the build type and condition of each one.

There are a few defects we see time and again in Over Kellet. Dampness is one of the most common issue, especially in older solid-wall houses where poor ventilation or an inadequate damp-proof course lets moisture get established. Rising damp is a regular problem in ground-floor rooms along the River Keer corridor, while penetrating damp often shows up around windows, roof penetrations and chimneys where lead flashing has deteriorated over time.

Timber problems are common in the older housing stock here. Woodworm, common furniture beetle, can affect structural timbers, floorboards and roof rafters, especially in houses with original exposed beams such as the historic cottages on Bottoms Lane. We also watch for wet rot and dry rot in persistently damp or badly ventilated areas, with suspended timber floors in pre-1919 properties being a particular weak spot.

Roof defects come up regularly in our inspections. We often find worn slate or tile coverings, failed lead flashing at chimneys and valleys, and guttering that is damaged or blocked. With about 25% of village properties dating from before 1919, roof condition needs careful attention. Chimneys are another repeated concern, with deteriorating pointing, damaged leadwork and unstable pots all appearing on houses across the village.

Not all movement is serious in an older building, but it does need to be judged properly. In parts of Over Kellet, homes built on clay soils close to the glacial till deposits can move because of tree roots or soil shrinkage, and we look carefully at the signs. Cracking, distortion and other indications of structural stress are all noted, along with our view on likely cause and severity. We pay particular attention to houses near mature trees on Coppicers Lane and towards Castle Hill.

To survey well in Over Kellet, we need to understand how the buildings were put together. Most of the older stock is built in local limestone, taken from the Carboniferous limestone deposits beneath the area. It is a relatively porous stone, so mortar joints need to be kept in good order to hold back water penetration. Many cottages are built with random rubble stone walls and dressed stone quoins at corners and around openings.

Solid-wall construction is typical in traditional properties within the conservation area, and there is usually no cavity insulation to help. Damp can become more likely where original lime mortar has been replaced with cement mortar, which is not always a sympathetic repair. On some houses, especially those with exposed elevations facing the prevailing weather, the render is also beginning to show its age. We know these building methods well, and we inspect them with that in mind.

Newer homes, including those at The Pastures development, are generally built with cavity walls, brick outer leaves and blockwork inner leaves. They benefit from modern building regulations, but defects still appear, often around window fitting, roof junctions and service penetrations. Our Level 3 Survey looks closely at these more recent construction methods while giving equal attention to the traditional buildings that give Over Kellet its character.

Most roofs in the village are finished in slate, either natural Welsh slate or, on many post-war homes, the more usual concrete tile alternative. Roof pitches vary as well. Older buildings often have steeper slopes to throw off rain more quickly, while modern houses may have lower pitches. Where access allows, we inspect the roof structure from inside and check rafters, purlins and any evidence of past or present movement.

Some of the risks in Over Kellet are tied directly to the ground beneath it. The glacial till deposits above the limestone bedrock contain a high level of clay, and that can lead to shrink-swell subsidence in drought conditions. Homes with shallow foundations, or properties close to mature trees with extensive root systems drawing moisture from the soil, can be more vulnerable to foundation movement.

Lower-lying parts of the village can be affected by flood risk from the River Keer, especially where the watercourse is close and surface water drainage is poor. We look for resilience measures already in place, signs of past flooding such as water marks or damaged plaster, and the adequacy of any barriers or pumps. Where a property falls within an identified flood zone, we may advise a specialist drainage survey or a separate flood risk assessment.

Over Kellet does not have a strong historic link with coal mining, but limestone quarrying has taken place in the wider area and that may have left ground stability issues in some spots. Our surveyors keep that in mind and look for movement or instability that could connect to former extraction activity. If we find anything that needs a closer technical opinion, we recommend the right next step, including review by a structural engineer.

At The Pastures development, Story Homes is offering modern 3, 4, and 5-bedroom detached and semi-detached properties, with prices from about £324,995 to £549,995. Even at that stage of the market, a Level 3 Survey still has value. We can pick up building defects, snagging items and areas where the work may fall short of building regulations or the quality standards you would expect from a newly built home.

We inspect newer properties thoroughly, looking at workmanship, the quality of materials, the condition of newly installed systems and defects that are easy to miss without trained eyes. On new builds at The Pastures, we can produce a detailed snagging report that sets out the items needing attention from the developer. That way, you have a clear record of the standard of construction you have paid for.

It is a common assumption that a new-build should be free of problems. Our experience says otherwise. We regularly find defects in newer properties, from poor window installations and weak roof junctions to problems with drainage and insulation. A detailed inspection gives you a full record of the condition of the property, which you can then use when asking the developer to put matters right.