RICS Level 3 Building Survey Preston PR1

Our RICS Level 3 Building Survey gives a thorough look at every accessible part of your Preston property. We inspect the roof structure and covering, including the slate and tile roofs often found on older terraced homes in places like Fishergate Hill and the city centre. Walls are checked too, from solid brickwork in pre-1919 properties to cavity wall systems in post-war housing. Our surveyors look at floors, stairs and joinery, and where foundations can be seen, we assess those as well, along with the building’s overall structural integrity. From roof ridge to foundation bearing strata, we build up a full picture of the property’s condition.

Damp is another area we report on in detail, and in Preston terraced properties it is something we come across regularly because of the age of the housing stock and, in some cases, poor ventilation. Timber is inspected for rot and woodworm infestation, which are familiar problems in older homes with solid floors. We also check windows, doors and external joinery, then look at outbuildings, garages, boundaries and access points specific to the property. The report is shaped around the defects we see time and again in Preston, so it focuses on the issues local buyers are most likely to face.

Where a property sits in a flood risk area near the River Ribble or Savick Brook, we include an assessment of flood resilience and any damage left behind by earlier flooding. Drainage is reviewed as well, and we flag concerns linked to the shrink-swell clay soils beneath much of Preston, which can trigger foundation movement if trees or drainage are not managed properly. Our surveyors know the local geology, including how till and boulder clay deposits can influence foundations over time. We are looking for movement that points to problems in the ground below.

Services do not get overlooked. We assess electrical installations, plumbing and heating systems, and in many Preston properties, especially those built before 1980, we find electrical systems that are no longer up to current regulations. Consumer units that need upgrading, poor earthing and wiring that could create a safety risk are all noted. Plumbing is checked in the same way, with galvanised steel pipes, lead joints and older boiler systems identified where they need attention to meet modern standards and operate safely.

• Full structural inspection
• Detailed defect analysis
• Property valuation impact assessment
• Future maintenance recommendations
• Flood risk assessment
• Mining risk identification

Surveying homes across Preston has shown us a few defect patterns that come up again and again, and buyers should know about them. Damp is one of the most common, especially rising damp in solid-wall terraced properties where the damp-proof course is missing or has failed. Penetrating damp often follows damaged roof coverings or failed leadwork, while condensation is a regular issue where ventilation is poor, particularly in newer apartment developments like those at Horrocks Mill or Bishopgate Gardens, where airtight construction and weak ventilation systems do not sit well together.

Roof problems are a regular feature of our findings across PR1. Plenty of homes in the area still have their original slate or tile coverings, and many have now outlived their expected lifespan. We often find broken or slipped tiles, deteriorated leadwork around chimneys and valleys, and ridge tiles that are damaged or missing. Gutters and downpipes are also often in poor shape, with blockages and leaks letting water in and causing damage to fascias, soffits and the brickwork beneath. On properties with parapet walls, defective mortar fillets and tired waterproofing are common routes for water ingress.

Older Preston properties often show some structural movement, though it is usually minor. It tends to appear as cracking in internal plasterwork or external brickwork, usually the result of long-term settlement in buildings with shallow, unreinforced foundations. Our inspectors are trained to tell the difference between movement that is acceptable and problems that point towards foundation trouble, especially where clay soils can shrink and swell. Trees nearby and changes in drainage can increase the risk. Across much of Preston, the superficial deposits of till and boulder clay create a moderate to high shrink-swell risk.

Electrical and plumbing systems are another big concern in Preston homes, especially those built before 1980. Outdated consumer units, poor earthing and wiring that falls short of current regulations crop up frequently. Old plumbing systems, including galvanised steel pipes, lead joints and aged boiler systems, also need attention if they are to meet modern standards and work safely. In flats and apartments, we often find consumer units that have not been upgraded since the original build, which can create fire risks.

• Rising and penetrating damp
• Roof covering deterioration
• Structural movement and cracking
• Outdated electrical systems
• Timber rot and woodworm
• Drainage and foundation concerns
• Condensation in modern apartments
• Defective leadwork and flashing