RICS Level 3 Building Survey in St. Martin's

St. Martin's has a mixed housing stock that really does call for a proper professional inspection. Sitting close to the border between England and Wales, the village ranges from contemporary homes on Brynkinalt Estate and Cornovii Homes on Overton Road to farmhouses and cottages from the 17th and 18th centuries. Detached homes average over £421,000 here, so it makes sense to know exactly what we are dealing with before money changes hands.

Geology matters in St. Martin's, and our inspectors see that straight away. This was a former coal mining area, with Ifton Colliery not closing until 1968, so mining subsidence can still affect properties. The River Ceiriog and River Dee also bring flood risk into the picture. Many homes in the parish are built in local sandstone, gritstone, and timber framing, which need specialist eyes.

Detached homes make up 48% of the stock in St. Martin's, with semi-detached properties at 39%, and many of those older buildings need careful structural checking. There are 22 listed buildings in the parish, among them the Grade I listed St Martin's Church, so period-property buyers need to watch for defects that a casual viewing will miss. Anything built before modern building regulations can hide faults that only an experienced surveyor is likely to spot.

At Mount Pleasant on Ellesmere Road and at Pleasant Gardens, the newer homes come with modern construction and warranties, but they still merit a close look from us. Even a brand-new property can have snagging faults for the builder to put right, and our survey sets those out before the warranty period runs out. For older homes along the B5069 and close to the village centre, the Level 3 survey becomes the sensible choice because traditional construction can be far more complex.

• Mining subsidence assessment
• Flood risk evaluation
• Traditional building methodology checks
• Listed building condition report
• Structural integrity analysis
• Damp and timber decay investigation

The RICS Level 3 Building Survey is meant to pick up defects before they become major damage. Our surveyors are trained to spot early structural movement, which matters in St. Martin's because clay soil conditions can lead to subsidence. We look for cracks in walls, uneven floors, and doors that do not shut properly, all of which can point to foundation problems that are expensive to put right. The skill lies in telling a harmless hairline crack from one that signals a real structural issue.

Roof condition is another area we focus on closely. Many properties in St. Martin's are old enough to have slate roofing materials, especially the cottages and farm buildings, so we pay attention to tile condition, pointing, and flashing. Missing or damaged slates can let in penetrating damp, and if that is ignored it can rot timber rafters and spoil internal plasterwork. Chimney stacks also get a careful check, because they are a common trouble spot in period homes and can lead to damp penetration or, in severe cases, structural failure.

Dampness testing is part of every Level 3 survey we carry out. A lot of the traditional homes here were built before modern damp-proof courses became standard, so rising damp comes up often. Our surveyor checks the condition of any existing damp-proof course, looks for penetrating damp from defective rainwater goods, and assesses ventilation levels for condensation risk, especially where double glazing has been fitted without enough background ventilation. Where it is needed, we use moisture meters and thermal imaging to build a fuller picture.

Wall tie corrosion is a real issue in houses built between the 1920s and 1980s, and those properties form part of St. Martin's housing stock. As the ties corrode, brickwork can bulge and structural stability can weaken over time. Where we can access it, our inspection includes wall tie condition, together with any previous repairs or remedial work. We also look at garages and outbuildings, because these secondary structures often receive less care than the main house.

• Foundation and subsidence assessment
• Roof structure and covering condition
• Damp proof course evaluation
• Timber floor and joist inspection
• Window and door operation
• Wall tie corrosion detection
• Chimney and fireplace condition
• Garage and outbuilding assessment

Flood risk is a genuine issue in St. Martin's, given its position near the River Ceiriog and River Dee. The village has seen flooding before, and the Parish Council has specifically raised concerns about flooding linked to new housing developments. Our Level 3 survey looks at flood risk in relation to the property's location, nearby watercourses, topography, and any flood defences already in place. We also check ground levels against neighbouring properties and water courses.

We look at the surrounding topography, the drainage system, and any history of flooding at the property or nearby homes. Where the risk is higher, we set out flood resilience measures and can advise whether a separate, more detailed flood risk assessment would be sensible. That matters most for ground-floor properties and for homes with basements or cellars, which are more exposed to flood damage. We also take account of the Shropshire Union Canal running through St. Martin's Moor.

Our survey also considers other environmental matters relevant to St. Martin's, including radon levels, which can be elevated in parts of Shropshire, proximity to former industrial sites such as the former Ifton Colliery, and any rights of way or easements that could affect the property. We give a fuller picture of the home than structural condition alone, so buyers can weigh up the environmental risks that may affect enjoyment or future value.