RICS Level 3 Building Survey Theddlethorpe St Helen

Our Level 3 Building Survey is the most detailed inspection we offer under RICS guidelines. We look at every accessible part of the property, from the roof structure right down to the foundations. Our inspectors assess walls, floors, ceilings, doors and windows, and we also review built-in fixtures and fittings. The report sets out the property's overall structural condition, points to any defects, explains what may have caused them, and gives an idea of the likely cost of remedial work.

In Theddlethorpe St Helen we pay close attention to issues that crop up in this coastal village. Because it sits on the North Sea coast and lies low, we inspect carefully for damp linked to groundwater, flood damage or poor ventilation. Beneath much of the village, soft clay, silt and sand can lead to movement, so we look for subsidence or heave that suggests shrink-swell behaviour in the soil. We also know the signs of previous flooding along Saltfleet Road, Station Road, Brickyard Lane and Sea Lane, all within the flood warning area.

The RICS Level 3 report we produce goes well beyond a basic condition report. You get a close analysis of construction, including foundation type, wall build and roofing materials. We set out how the property was put together and why certain defects have shown up. The report contains clear photographs of the issues, a summary of what we've found, and our view on whether to proceed with the purchase, negotiate a price reduction or call for specialist investigations. For the four listed buildings in the village, including St Helen's Church (Grade II*) and Theddlethorpe Hall (Grade II), we give a careful assessment that respects their historic character while still flagging structural concerns.

• Complete structural inspection
• Detailed defect analysis
• Flood risk assessment
• Foundation and ground condition review
• Roof and chimney inspection
• Damp and timber condition survey

The village's coastal position brings particular challenges, and our inspectors know them well. In some places housing sits below high tide level, so flood risk remains part of everyday life. We look for water marks on walls, warped flooring, failed damp proof courses and replacement window frames that may point to earlier flooding. Properties along the coastal fringe, especially those near the Saltfleetby-Theddlethorpe Dunes National Nature Reserve, can also face issues linked to sand movement and dune stabilisation.

Ground conditions matter too. The soft clays, silts and sands that define the Lincolnshire coast can move as moisture levels rise and fall, so we stay alert to settlement or heave. Trees close to a property are another thing we watch, because roots and clay soils can combine to trigger subsidence. In Theddlethorpe, especially on lower-lying land near the coast, we've seen foundation movement that a less detailed survey might overlook.

The housing stock in Theddlethorpe St Helen spans several periods, from older cottages and farm buildings later converted for residential use to other historic homes. The village has four listed buildings, including the Grade II* St Helen's Church, dating from the 14th-15th centuries and rebuilt in 1866 in greenstone and limestone, plus Theddlethorpe Hall from the late 17th century, built in red brick and altered over time. Older homes often need the level of scrutiny a Level 3 Survey provides, since they can involve non-standard construction, hidden defects or historic repairs that benefit from expert analysis. Properties built before 1900, those with thatched roofs or buildings of unusual construction are especially well suited to our thorough approach.

The local housing stock varies a lot, from modern semi-detached homes to historic cottages. A property built in 1852, like one we recently saw on the market, will have very different construction characteristics from a newer development. We shape the inspection around the property's type, age and position within the village. For a house on Mablethorpe Road or one closer to the church, we provide the detailed assessment you need.

From our work in Theddlethorpe St Helen, damp penetration is one of the most common issues we come across. Homes in this coastal location often suffer from rising damp and condensation, particularly in ground-floor rooms where groundwater levels are high. We check damp proof courses carefully and look closely at ventilation, watching for signs that moisture is affecting the fabric of the building. In older properties, the original damp proof course has often failed or was never fitted at all.

Flood-related defects turn up often too in our Theddlethorpe St Helen surveys. Properties in the flood warning areas, especially those on Saltfleet Road, Station Road, Brickyard Lane and Sea Lane, can show clear signs of previous water ingress. We look for watermarks on walls, usually at heights of 30-60cm, along with warped or swollen skirting boards, damaged plaster finishes and replacement floor coverings. Even a house that has been renovated may still be hiding flood damage that needs attention.

Structural movement linked to ground conditions is another regular finding. The soft clay soils here can shift as moisture levels change, particularly in dry spells when the clay shrinks. We inspect walls for cracks that may point to subsidence or heave, with close attention to corners, openings for windows and doors, and the joints between extensions and the original building. Our Level 3 Survey gives the structural detail needed to spot these problems and advise on the remedial work required.

Roof and chimney defects also show up often, especially in older properties with traditional clay or slate tiles, or, in some cases, thatched roofs. We check roof structures for rot, insect damage and any lack of structural strength. Chimneys on older homes need careful attention, since movement and deterioration are common. In this exposed coastal setting, we also assess flashings and how well the roof drainage system is performing.