RICS Level 2 Survey in Barrow-in-Furness

The RICS Level 2 survey, previously called the HomeBuyers Survey, is the most popular choice for conventional properties built after 1900. It strikes an important balance between thoroughness and practicality, giving you a comprehensive assessment without the extensive detail of a full Building Survey. Our inspectors visually examine all accessible parts of the property, from the roof space to the foundations, identifying defects that are visible or reasonably apparent.

The survey includes a market valuation and rebuild cost assessment, which proves invaluable for insurance purposes and mortgage requirements. We check the main structural elements including walls, floors, ceilings, roofs, and stairs, as well as permanent fittings and the condition of services like plumbing and electrical systems. Each survey produces a detailed report with clear ratings: condition ratings of 1 (no repair needed), 2 (defects requiring attention), or 3 (serious defects requiring urgent repair).

In Barrow-in-Furness, where 45% of housing dates from before 1919, a Level 2 survey is particularly valuable. Many properties here have solid walls rather than cavity wall construction, making them more susceptible to damp issues. The survey will identify whether adequate damp-proofing measures are in place and highlight any condensation problems common in older properties with limited ventilation. Our surveyors understand the specific challenges of Barrow's older housing, from the Victorian tenements built for shipyard workers to the historic properties in the Central Barrow Conservation Area.

The survey report typically runs to 10-20 pages and includes clear advice on repairs and maintenance priorities. This gives you ammunition when negotiating with sellers, whether that means requesting repairs before completion or negotiating a price reduction to account for identified defects.

• Visual inspection of all accessible areas
• Market valuation and rebuild cost
• Condition ratings for all elements
• Advice on repairs and maintenance
• Professional summary with priority actions

Given the age of Barrow's housing stock, our surveyors frequently encounter several recurring issues. Dampness ranks as one of the most common problems, particularly in solid-walled Victorian and Edwardian homes built before cavity walls and modern damp-proof courses became standard. This includes penetrating damp through ageing brickwork, rising damp at low level, and condensation resulting from poor ventilation. Properties in low-lying areas near the coast can be especially vulnerable to moisture penetration, particularly those on Walney Island where salt-laden air accelerates weathering.

Roof conditions also require careful assessment. Many older properties feature ageing roof coverings and chimney stacks showing signs of wear. Tiles may slip or crack, ridge mortar deteriorates, and flashings often fail, leading to water ingress. The complicated roof arrangements found in older terraced properties can make repairs particularly challenging. Our surveyors examine these elements thoroughly, documenting any issues that could lead to costly future repairs. Chimney stacks are a particular concern, with many showing signs of deterioration that could pose safety risks.

Electrical and plumbing systems in older homes frequently fail to meet current safety standards. Many properties may have original wiring or lead pipework that poses safety risks. Inefficient drainage systems and outdated plumbing can lead to leaks and water accumulation, exacerbating damp problems. These issues are particularly common in the Victorian tenements built for shipyard workers in the late 19th century, such as those on Ship Street which were constructed between 1881-1884.

Structural concerns such as cracking, open joints, and spalling brickwork occur due to thermal expansion and contraction. While hairline cracks are often cosmetic, diagonal or step-like cracks wider than 5mm can indicate foundation movement or subsidence. This is particularly relevant in Barrow where clay soils present a potential shrink-swell risk, and historical iron mining in the area has caused ground instability in some locations. Properties in areas like Askam-in-Furness, where extensive mining once took place, may be more susceptible to ground movement issues.

• Rising and penetrating damp
• Roof defects and leaks
• Outdated electrical systems
• Structural movement and cracking
• Timber rot and woodworm
• Defective drainage

The Barrow-in-Furness area is seeing significant new housing development, particularly around Dalton Lane and the Marina Village regeneration project. Developments like Abbey Heights by Oakmere Homes offer three, four, and five-bedroom detached and semi-detached properties priced from £450,000 to £635,000. This development on the leafy outskirts of Barrow provides modern family housing with good access to outdoor pursuits.

Meanwhile, Bamburgh Close off Flass Lane provides three and four-bedroom family homes from just £199,995, offering more affordable options for first-time buyers. Properties at Park View and Bevan House on Gosforth Crescent and Stackwood Avenue range from £285,000 to £475,000 for three, four, and six-bedroom detached and semi-detached homes.

The Marina Village represents a major regeneration of Barrow's dockland area, with apartments, terraced, semi-detached, and detached houses ranging from two to five bedrooms. New build properties may appear to be in perfect condition, but a professional survey can reveal hidden issues with damp-proofing, insulation, or structural elements that aren't immediately visible. Our surveyors understand modern construction methods and can assess the quality of workmanship in these newer developments.

Proposed developments from Persimmon Homes (up to 110 homes south of Dalton Lane) and Story Homes (38 homes near Manor Farm and Rating Lane) will add further housing to the area. If you are considering one of these new build properties, a Level 2 survey provides valuable assurance that your investment is sound. We can compare construction quality against industry standards and identify any areas where the builder may need to return to carry out remedial works.

Even new builds benefit from a Level 2 survey, as our inspectors can identify any construction defects, snagging issues, or problems arising from building regulation compliance. Many buyers assume new properties are problem-free, but our experience shows that even recently constructed homes can havehidden issues that need addressing before completion.

Barrow-in-Furness boasts over 270 listed buildings, with approximately 70% located within the town itself. The borough contains eight Grade I listed buildings, including the historic Furness Abbey and Piel Castle. Several conservation areas exist, including Barrow Island, Central Barrow, St George's Square, and the Furness Abbey area. If you are purchasing a property in one of these designated areas, you may need more than a standard Level 2 survey.

The Barrow Island Conservation Area contains dozens of historic shipyard buildings and tenements, and is currently identified as being "at risk" with a "deteriorating" trend. The Central Barrow Conservation Area, incorporating the civic core including the Town Hall and Public Library, is similarly at risk. The St George's Square area, developed in the 19th century under the Furness Railway Company, also faces conservation challenges. Our surveyors understand these heritage concerns and can advise on any issues relating to designation.

Properties in conservation areas or listed buildings often require specialist assessment due to their unique construction and historical significance. Alterations to these properties are subject to strict regulations, and our surveyors can advise on any works that might require Listed Building Consent. While a Level 2 survey can still provide valuable information for listed properties, a Level 3 Building Survey might be more appropriate for historic buildings requiring detailed structural assessment. We can recommend the most suitable survey type based on the specific property.

Our surveyors understand the specific challenges of maintaining heritage properties, from traditional lime mortar pointing to the preservation of original architectural features like the local red sandstone used in many Victorian public buildings. We can identify any works that might compromise the building's historic character or require heritage approval.