Every service rated 3: a Level 3 survey of a large period home in Leeds
The property is considered a reasonable purchase, although there are a number of defects which require attention and will require some expenditure at the outset. Works carried out to a satisfactory standard should not present any particular difficulty on resale in normal market conditions. The cost of works should be investigated prior to committing to purchase, and the purchase price…
The property
- Survey type
- RICS Level 3 Building Survey
- Inspection date
- February 2026
- EPC rating
- D — 61 (above national average)
- Property type
- Semi-detachedThree storey house
- Bedrooms
- 5Across two upper floors
- Approximate age
- c. 1900Approx. 125 years old
- Tenure
- FreeholdTo be confirmed by solicitor
Construction
- Walls
- Solid masonry (brick), no cavity
- Main roof
- Pitched, natural slates
- Dormer roof
- Flat felt-covered
- Windows
- Timber & UPVC, double glazed
- Floors
- Suspended timber
- Orientation
- Faces north-west
Accommodation
- Ground floor
- 2 reception rooms, kitchen, conservatory
- First floor
- 3 bedrooms, 1 bathroom
- Second floor
- 2 bedrooms, 1 shower room
- Cellar
- Present — not habitable
- Garage
- Detached single, to the rear
- Grounds
- Front and rear gardens
- Services
- Gas connected · Electricity connected · Mains water · Mains drainage
Energy improvements
- Roof insulation
- Upgrade to minimum 270mm — current levels are insufficient. Include the access hatch and keep eaves clear for ventilation.
- Wall insulation
- Solid walls have no cavity. Internal dry-lining or external insulated panels will reduce heat loss and condensation risk.
- Floor insulation
- Suspended timber floors can be insulated from below. Ventilation to the floor void must be maintained.
- LED lighting
- Replacing non-LED fittings throughout will reduce electricity consumption and improve sustainability.
- Solar PV & battery
- A solar PV and battery system could be beneficial. Average installation cost is approximately £10,000.
- Ventilation
- Upgrade extractor fans to modern humidistat-controlled units to manage moisture and improve air quality.
Survey summary
Overall opinion: The property is considered a reasonable purchase, although there are a number of defects which require attention and will require some expenditure at the outset. Works carried out to a satisfactory standard should not present any particular difficulty on resale in normal market conditions. The cost of works should be investigated prior to committing to purchase, and the purchase price re-negotiated accordingly.
Key survey findings
Services — Electrical installation
3The electricity meter and consumer unit are located in the cellar. The installation includes RCDs. A full inspection and test by a registered electrician is required before exchange of contracts. All electrical work completed after 1 January 2005 should be recorded on an Electrical Installation Certificate.
Services — Gas, heating & water heating
3Gas central heating is provided by a boiler in the cellar serving metal radiators throughout. Gas fires are fitted in the lounge and dining room. A Gas Safe registered engineer must inspect, test and service the boiler, all appliances and flues before exchange of contracts. Defective flue liners can allow carbon monoxide to escape — a serious health risk.
Services — Drainage (CCTV survey required)
3The property is connected to the mains combined drainage system. No drainage covers were identified or accessed within the boundary during the inspection. A full CCTV scan of all drainage pipework beneath and around the building is recommended before exchange of contracts.
Two safety issues were identified. First, gaps between spindles exceed 100mm — small children could fall through or become trapped. Second, landing banisters are below the required minimum height of 900mm. Both must be rectified. Some glazing also lacks British Standard safety marks and should be upgraded.
Conservatory — Active leaks, ongoing maintenance required
2A timber conservatory is attached to the rear with a polycarbonate roof. Wet areas were noted to the framework indicating active leaks. Repairs are required. The polycarbonate roof sheets have a limited lifespan and will need periodic replacement.
Water — Partial lead pipework
2The incoming water main is partially of old lead pipe. Lead is no longer appropriate for carrying drinking water. Replacement with modern polypropylene pipework should be planned in due course. The internal stop valve is located in the cellar.
Main walls — Solid masonry, no cavity, DPC history
2The walls are of solid brick construction with no insulating cavity, making them prone to heat loss and penetrating damp. No original DPC is visible, though evidence of chemical DPC injection is present. This work should carry an enforceable guarantee — confirm with your solicitor.
Condition schedule
Every element the surveyor rated. 3 is urgent, 2 needs attention but is not an emergency, 1 needs no repair now, NI was not inspected.
| Rating | Element | What was found |
|---|---|---|
| 3 | Fireplaces, chimney breasts & flues | E5 — Gas fires present; flues must be checked by Gas Safe engineer |
| 3 | Other internal matters | E9 — Smoke/CO detectors; security alarm; damp cellar |
| 3 | Electricity | F1 — Full inspection by registered electrician required |
| 3 | Gas / oil | F2 — Gas Safe engineer to inspect and test all appliances |
| 3 | Heating | F4 — Gas boiler in cellar must be checked and serviced |
| 3 | Water heating | F5 — Hot water cylinder and immersion heater to be inspected |
| 3 | Drainage | F6 — CCTV drain survey required before exchange of contracts |
| 2 | Rainwater pipes & gutters | D3 — Vegetation in gutters; dormer outlet unfixed |
| 2 | Windows | D5 — Weathered timber frames; one blown double-glazed unit |
| 2 | Outside doors | D6 — Timber doors weathering; redecoration required |
| 2 | Conservatory & porches | D7 — Wet areas to framework; active leaks present |
| 2 | Ceilings | E2 — Lath-and-plaster and plasterboard mix; sporadic cracking |
| 2 | Floors | E4 — Suspended timber; creaking and minor joist deflection |
| 2 | Woodwork & staircase | E7 — Spindle gaps too wide; banisters below 900mm |
| 2 | Bathroom fittings | E8 — Insufficient ventilation; showers untested |
| 2 | Water | F3 — Partial lead pipework; shared supply |
| 2 | Garage | G1 — Water ingress; hole in roof; rotting joinery |
| 2 | Grounds — other | G3 — Uneven paving; cracked concrete sections |
| 1 | Chimney stacks | D1 — Brick stacks with lead flashings; generally satisfactory |
| 1 | Roof coverings | D2 — Pitched natural slate roof in satisfactory condition |
| 1 | Main walls | D4 — No significant cracking or structural movement noted |
| 1 | Other external | D9 — Canopy in serviceable condition |
| 1 | Roof structure | E1 — Traditional timber construction; satisfactory where visible |
| 1 | Walls & partitions | E3 — No significant dampness; walls serviceable |
| 1 | Built-in fittings | E6 — Modern kitchen units; general wear and tear only |
Site and environmental risks
Drawn from the published records for this location, not from the inspection.
Radon gas
The local area has a 1–3% chance of potentially high radon levels. A radon test is strongly advised — accurate results require a minimum of 3 months. Ask your legal adviser to discuss a radon bond with the seller.
Former coal mining area
Investigate
The property is located within a former coal mining area. A mining report should be obtained by your legal adviser, detailing any potential ground risk.
Shrinkable clay subsoil
Note
The subsoil is predominantly shrinkable clay, which can cause foundation movement during prolonged dry spells. Ensure your buildings insurance includes cover for subsidence and heave.
Asbestos
Advisory
Due to the property's age (c.1900), asbestos-containing materials may be hidden within the structure. Any suspected materials must be assessed by a specialist before works are undertaken.
Nil noted
Japanese knotweed
No Japanese Knotweed was observed at the time of inspection. However, this plant can grow rapidly and may appear after purchase, significantly impacting mortgage availability.
Lead paint
Advisory
Given the property's age, some painted surfaces may contain lead-based paint. Correct procedures must be followed before any paint is removed.
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