RICS Level 3 Building Survey Quernmore

A RICS Level 3 Building Survey gives a full look at a property’s visible and accessible elements. Compared with simpler surveys, we go much deeper into the construction, condition and performance of the main building parts. Our inspectors check walls, floors, roofs, foundations and services, then pick out defects, their cause and how serious they are. You get a detailed report with colour-coded condition ratings, plain explanations of what we found, and priorities for repairs and maintenance. We have seen thousands of defects over the years, so we know which ones are cosmetic and which ones deserve proper concern.

In Quernmore, our surveyors keep an eye on issues that are especially relevant to the parish. Clay subsoil is one of them, so we look closely for shrink-swell movement that can lead to subsidence where foundations are shallow. The area’s history of small-scale coal mining and millstone grit extraction on the slopes of Clougha Pike also means we check for possible mining subsidence that could affect structural integrity. We have inspected properties here where foundations have moved after clay shrinkage in dry spells, and those signs are hard to miss once you know what to look for.

Our report also includes a detailed valuation, taking any defects found during the inspection into account. That can help you negotiate a fair price or ask for repairs before you complete the purchase. We also set out advice on emergency repairs, planned maintenance and the likely cost of bringing the property up to a good standard. We have helped many buyers in this area renegotiate their purchase price on the back of survey findings, saving them thousands of pounds.

• Structural foundations and substructure
• Walls, partitions, and damp-proof courses
• Roof coverings, chimneys, and gutters
• Floors, ceilings, and stairs
• Windows, doors, and joinery
• Plumbing and electrical services
• Insulation and ventilation
• External areas and boundaries

Quernmore’s homes reflect the parish’s architectural heritage and rural feel. The village includes Georgian country houses from the late 18th and early 19th centuries, built in sandstone ashlar with hipped slate roofs. Across the parish, traditional farmhouses and barn conversions use local stone, timber and old-fashioned masonry methods that are quite different from modern building techniques. Quernmore Park Hall, a Grade II* listed Georgian country house built between 1795-1798, shows the quality found in the area’s historic homes, although even a property of that calibre still needs a careful assessment.

Across the wider Lancaster district, new-build development has been significant in recent years. The Bellway Homes scheme off Quernmore Road was granted planning approval for 116 new homes, with one and two-bedroom apartments alongside two, three and four-bedroom houses. Stone, brick and render were used to echo the local character, but the usual checks still matter, because construction defects and snagging issues are not always obvious to a new buyer. We have surveyed new-build properties across Lancashire and know the common problems that affect recently built homes.

Victorian stone terraces in neighbouring areas such as Freehold show the construction style typical of the period. They usually have solid masonry walls, traditional roof structures and original damp-proof courses that may have failed with age. Many have been altered and extended over time, and a Level 3 survey helps show how those changes may have affected structural integrity. Solid wall construction can also hide damp problems until a detailed inspection brings them into view.

• Sandstone ashlar construction
• Traditional stone and brick masonry
• Hipped slate roofing
• Solid wall construction
• Traditional timber frame elements
• Mixed construction in barn conversions

Quernmore’s geology brings its own set of challenges, and our surveyors understand them well. The parish has light soil over clay subsoil, which creates a real shrink-swell risk. As clay soils take on and lose moisture, they expand and contract, and that can shift foundations and lead to structural damage. This geo-hazard matters most during drought followed by heavy rainfall, a pattern that has become more common in recent years. We have surveyed properties here where foundation movement has happened because of these conditions, so we know what to look for.

There is another layer to consider too, the area’s historical mining activity. The slopes of Clougha Pike were worked for millstone grit, while small-scale coal mining and charcoal production took place across the parish. Much of it was limited in scale, but it can still leave voids or unstable ground that affect properties today. Our surveyors look for visible signs of mining subsidence, such as unusual cracking, settlement or movement that could point to a deeper problem. We also check the British Geological Survey data for every property we inspect.

Flood risk is very real in Quernmore. The village drains into the River Conder and has its northern boundary along the River Lune, which places it within Lancaster District’s "Zone C: Caton, Claughton, Halton and Quernmore" flood risk zone. Storm Desmond in December 2015 brought exceptionally high flows in the River Lune and caused widespread flooding in Lancaster. Surface water flooding is also a concern when intense rainfall overwhelms local drainage. Our surveys look at flood resilience measures and any evidence of previous flood damage, including flood marks, water staining and remedial works that may point to earlier flooding.

Any property can benefit from a comprehensive building survey, but some homes in Quernmore really do call for the detailed assessment a Level 3 provides. Pre-1900 properties, including the Georgian-era houses in the village, are built using traditional methods that are very different from modern construction. Age, original materials and later alterations can all hide defects that only an experienced surveyor will spot. We have inspected many period properties in the area, so we know the usual hidden issues.

Quernmore Park Hall and other listed buildings need specialist care because of their heritage status and the serious consequences of poor repairs. If you are thinking of buying a listed property, our surveyors understand the extra considerations involved, from hidden defects in traditional solid-wall construction to the need to preserve historic features. We give advice that reflects the limits of listed building consent and conservation area requirements. We have worked with listed property owners across Lancashire and know what to check.

Renovation projects bring their own complications. A barn conversion like those found in Quernmore, a home with obvious structural problems, or a property that has been badly maintained over the years all benefit from the detailed picture a Level 3 survey provides. We identify existing defects and also flag issues that may arise once renovation work begins. Many buyers have thanked us for the clarity before they committed to a project.