RICS Level 3 Survey in Skipsea

Skipsea gives buyers a set of risks that make a RICS Level 3 Survey especially useful. The village sits on the Skipsea Till, a clay-rich glacial deposit with marked shrink-swell potential below many homes. As moisture levels change through the seasons, foundations can shift slightly, and older buildings are often more exposed because they were not built to modern foundation specifications. In this area, our surveyors regularly see the tell-tale signs, cracked walls, sticking doors and uneven floors, all linked back to the clay geology beneath.

There is also the coastline to think about. Skipsea lies on one of the fastest eroding coasts in northern Europe, and some stretches lose up to 2 metres of land each year. Homes close to the sea, especially along the cliff edges between Skipsea and Mappleton, can be affected by erosion in ways that reach foundations, gardens and the structure itself. We have inspected properties where cliff loss had already taken part of the garden, leaving boundary lines over the edge. With that in mind, our surveyors look closely for foundation instability, cliff movement and erosion damage that a casual viewing can easily miss.

The village also has a strong historic side, with the Grade I Church of All Saints, Skipsea Castle, a Scheduled Monument dating from 1086, and Grade II listed buildings including Church House and Skipsea Grange. For anyone buying an older property here, our survey looks carefully at traditional construction and picks up conservation issues that could shape renovation plans. We know what is involved in listed building surveys and can point out which changes may need listed building consent from East Riding of Yorkshire Council.

A different influence on the village comes from the nearby holiday parks, among them Mill Farm Country Park and Skipsea Sands Caravan Park. They support the local economy, but they also change how certain parts of Skipsea feel and function. Homes in and around these spots can bring their own practical points, from seasonal traffic and noise to the building standards associated with holiday accommodation. That local context matters, and we factor it into how we inspect and report.

A RICS Level 3 Survey is the fullest inspection available within the RICS framework. It goes far beyond a basic mortgage valuation, with a detailed look at the property and, where it is safe, the opening of access panels so we can visually assess accessible parts of the construction. Walls, roof, floors, ceilings, doors and windows are all covered, along with visible services such as heating, plumbing and electrics. We inspect methodically because rushed work is how serious defects get overlooked.

In Skipsea, movement and settlement are high on our list. We look for cracking to walls, doors that catch or stick, and floors that have gone out of level, all of which can point to foundation trouble linked to the clay geology or to coastal erosion. The Holderness coast is eroding at some of the fastest rates in Europe, so we also consider how close a property stands to the cliff edge and whether there is evidence of coastal instability or damage. That local understanding sharpens the assessment.

The survey is not limited to the main house. We also assess garages, outbuildings and the general state of the plot, including drainage and boundaries. Around Skipsea, rural properties often need a careful look at ditches, hedgerows, septic tanks and private drainage where there is no mains sewage connection. Problems in those areas are common enough, and the cost after purchase can be substantial if a system fails. In the final report, each element is rated with a traffic-light system, red for urgent attention, amber for defects needing attention but not urgent, and green where condition is satisfactory.

Every section includes practical advice on repairs and likely timescales, so you can plan the work after purchase with a bit more confidence. Where specialist input is sensible, for example from a structural engineer or a tree surveyor, we flag that clearly and explain the reason. That is one of the main differences between a RICS Level 3 Survey and a simpler inspection. You get detail you can actually use when deciding how to proceed.

After the inspection, we send a professional RICS Level 3 report in the standard format recognised across the UK. It opens with an executive summary covering the key findings, then moves through detailed sections on each part of the property. For every issue we identify, we set out what it is, why it has happened and what it may mean for you as the new owner. We keep jargon to a minimum so the report is clear even if you do not have a technical background.

In the Skipsea area, we often add focused comments on foundations where there are signs of movement linked to clay soils or coastal erosion. Any urgent defects are highlighted clearly at the beginning, so the main risks are obvious straight away. For coastal properties, we may advise checking current erosion rates with the Environment Agency and speaking with the local authority about protection plans. We also include straightforward guidance on maintenance and monitoring, because looking after the building over time matters just as much as spotting the initial defects.

If the property needs renovation or conversion, a Level 3 Survey gives you far more to work with at the planning stage. We identify structural constraints, previous alterations that may not comply, and issues that could require building regulations approval. That can spare you expensive surprises after the purchase has gone through. With period properties in Skipsea, we can also point out listed building considerations that may affect the scope of the work.

The report also includes a clear valuation based on the property's current condition. That can help with insurance and may also be useful if you need to challenge the mortgage valuation. Alongside that, we provide an estimate of the repair cost for any defects we identify, so you have a realistic sense of the investment needed to bring the place up to a satisfactory standard. This is often valuable in negotiations, whether you are seeking a price reduction or asking for repairs before completion.

Over many inspections in Skipsea, we have seen the same problems come up again and again. One of the most frequent is foundation movement tied to the clay geology, especially in older houses built before modern foundation standards became the norm. The glacial till across much of Holderness expands and contracts as moisture levels change, and that movement can lead to cracking, subsidence and wider structural trouble if it is left unchecked.

Coastal erosion is another major concern, particularly for properties near the cliff tops. We have surveyed homes where erosion had already taken a significant part of the garden and where cliff instability was beginning to affect foundations. Rates of loss shift through the year and depend on the weather, but the long-term pattern is continued retreat. Anyone buying close to the coast should check the latest erosion maps and speak to the local authority before committing.

Drainage can also be a problem around Skipsea, especially in more rural locations where homes rely on septic tanks or other private systems. Those arrangements need regular maintenance, and some no longer meet current regulations. During the survey, we inspect drainage as far as is reasonably possible and record any concerns in the report. Where a septic tank is present, further investigation may be needed to confirm that it is working properly and complies with environmental standards.

With period properties, we often come across defects linked to older construction methods. Common examples include poor ventilation, single-skin walls and historic alterations that would not satisfy current building regulations. None of that automatically means a property is unsuitable, but it can add real cost if renovation or conversion is planned. Our survey sets these issues out clearly and gives practical guidance on how they might be tackled.