RICS Level 3 Building Survey Stoke-on-Trent

Across Stoke-on-Trent, the housing stock throws up the kind of issues that make a RICS Level 3 Survey a sensible step before you buy. A large share of homes in the city were built before 1919, and in places such as Hanley Park and Shelton that concentration rises to 93.6%. Homes of this age often have solid walls rather than modern cavity construction, original damp proof courses that may have deteriorated, and traditional roof structures that have spent decades exposed to Staffordshire weather. In our inspections, we regularly find failing brickwork, damaged timber frames and worn roof coverings that need close assessment.

Beneath many Stoke-on-Trent properties, the ground tells its own industrial story. The city lies on the North Staffordshire Coalfield, with more than 8,000 disused mine shafts and 200 abandoned adits below the built-up area. Historic mining has led to continuing movement in some locations, with subsidence seen more often in the southern districts where mining continued later. Our surveyors know what to look for, from diagonal cracking to sloping floors and doors or windows that stick or do not shut properly. For buyers here, those local geological risks matter.

Flood risk adds another layer in some parts of the city. Joiners Square, the University precinct and Boothen have all been affected by fluvial flooding linked to the River Trent and its tributaries, while densely developed areas on steep slopes can also see fast surface water flooding after heavy rain. As part of a Level 3 survey, we look for flood risk indicators, signs of previous water ingress and the state of drainage systems that help keep groundwater away from foundations. Where a property sits in an affected area, we set out practical recommendations for flood resilience and repairs.

In the Potteries, the local geology brings its own concern, clay-rich soils within the Mercia Mudstone series can shrink and swell as moisture levels change. That means properties across Stoke-on-Trent may be vulnerable to ground movement during dry summers as well as after prolonged rainfall. We inspect foundations, check for evidence of earlier movement and consider whether a property has been altered to reflect these conditions. That level of scrutiny matters all the more because a 2009 survey found that 35.1% of dwellings in the city failed basic repair requirements.

• Pre-1919 period properties
• Properties in mining areas
• Flood-risk locations
• Listed buildings
• Extended or altered homes
• Properties showing visible defects

Much of Stoke-on-Trent's older housing was built with local materials and local know-how. Staffordshire blue brick, known for its strength and resistance to weather, appears throughout the city and is often laid as decorative banding against red brick on period homes. Many of these buildings have solid brick walls with no cavity insulation, and that can create damp problems where the original damp proof course has failed or where outside ground levels have gradually been raised by years of road works and landscaping.

In places such as Burslem Town Centre, Victoria Road in Fenton and Albert Square, many Victorian and Edwardian homes still retain traditional construction. Timber framing is common, paired with load-bearing brick external walls, and the roofs were often formed on site with rafters, purlins and ceiling joists before being finished in slate or clay tile. During our inspections, we look closely at these roof structures for timber decay, signs of earlier repair work and the state of mortar to chimney stacks that have stood through well over a century of Potteries rain and frost.

Some homes need an even more careful eye. Stoke-on-Trent has 22 conservation areas, and the Trent and Mersey Canal corridor alone runs 8 miles through the city past industrial landmarks such as the Etruscan Bone Mill and Middleport Pottery. In Ash Green, Trentham, the city's only thatched building introduces a very different construction type. We adjust our inspection to suit these local differences, recording architectural features of note and flagging alterations that may need closer investigation.

Stoke-on-Trent's newer developments are also changing in character, with Modern Methods of Construction (MMC) now appearing more often, including prefabricated brickwork wall panels and precast systems. Recent schemes include Kiln Gate in Burslem by St. Modwen Homes, Gladstone Rise in Longton by Lovell Homes with 2, 3, and 4-bedroom properties, and Waterside in Trentham by Barratt Homes priced from £279,000 to £302,000. Newer homes usually hide fewer defects, but that does not mean they are issue-free. Our Level 3 survey can still pick up snagging items, compliance concerns and workmanship problems that buyers may not spot.

From the properties we inspect across Stoke-on-Trent, certain defects come up again and again. Damp and mould are near the top of the list, especially in older homes where original damp proof courses have failed or where external ground levels have risen over time and now bridge them. Areas with a high proportion of pre-1919 housing, including Hanley Park, Shelton and Burslem Central, regularly show penetrating damp linked to failed weatherproofing, slipped or broken roof tiles and decayed pointing to outside walls.

Cracking to walls and ceilings can point to structural movement, especially where a property has been affected by mining subsidence or by shrink-swell movement in clay soils. Not every crack is serious, of course, some are only cosmetic, and part of our job is telling the difference between harmless settlement and signs of a deeper foundation issue. We assess the pattern, width and position of cracking to judge whether movement is active and potentially significant. Where a home has cavity wall construction, we also check for wall tie corrosion, as that can force outer brickwork to bulge or separate from the inner leaf.

Roofs are a frequent source of trouble here, largely because so much of Stoke-on-Trent's housing is older. A 2009 survey found that 35.1% of dwellings in the city failed basic repair requirements, and roofs, chimneys and rainwater goods were among the main problem areas. During inspection, we check for missing or damaged tiles, review flat roof sections, inspect chimney stacks for stability and eroded mortar, and examine gutters and downpipes for leaks or blockages. We also look at soffits, fascias and bargeboards, which play an important part in keeping weather out at the roof edges.

We also see plenty of defects in electrical and heating systems, particularly in homes that have gone many years without proper updating. Some older properties still contain original fuse boards, outdated wiring that falls short of current regulations, and boilers or heating systems close to the end of their useful life. Our survey comments on the general condition of these installations and, where needed, we recommend further checks by qualified electricians and gas engineers. Because a notable share of Stoke-on-Trent homes are privately rented, often to students and young professionals, rental compliance can also become relevant for buyers.