RICS Level 2 Survey in Burnley and Padiham (BB12)

Padiham and Burnley Wood are defined by their terraced streetscapes. Rows of back-to-back and through-terrace properties built between the 1880s and 1920s make up the core of BB12's housing stock. These properties were built to last - many using locally quarried stone or Accrington brick, which is among the hardest engineering brick produced in the UK - but they carry age-related risks that buyers underestimate.

Our surveyors regularly find the following defects in BB12 terraced properties:

• Rising damp at ground floor level where original slate DPCs have failed or been bridged by repointed mortar and raised external ground levels
• Chimney stack movement and deteriorating haunching and pointing - most BB12 terraces have multiple stacks that are now redundant but still structurally connected to the party walls
• Roof void condensation and deteriorating timbers, particularly where original single-lap Welsh slate has been replaced with concrete interlocking tiles that are heavier and change the ventilation dynamics
• Failed cast-iron guttering sections causing persistent damp ingress to the rear of upper-floor ceilings
• Outdated single-skin rear additions and lean-to extensions, often with flat or shallow-pitch roofs requiring more frequent maintenance
• Original single-glazed sash or casement windows with deteriorating putty and frame rot at sill level

The terraced price range in BB12 averages £117,104 - low enough that many buyers skip the survey to save money. Our view is the opposite: at this price point, a £299 survey represents a larger proportional protection than at higher price points, and the defect findings carry real negotiating weight.

Our surveying team holds RICS (Royal Institution of Chartered Surveyors) qualification - the independent professional body that sets the standards for property surveying in the UK. All our Level 2 surveys are produced in the current RICS Home Survey Standard format, which came into effect in 2021 and standardises the report structure, condition rating system, and scope of inspection.

For BB12 inspections, we assign surveyors with specific knowledge of Lancashire's Victorian and Edwardian terraced housing. That means familiarity with:

• Accrington brick construction and the difference between engineering brick and softer fletton-style bricks used in later builds
• Original slate roof coverings and the transition to concrete interlocking tiles - and the structural implications of that weight change
• Lancashire chimney stack configurations and the specific failure modes of redundant stacks left open to weather
• Back-to-back terrace construction where party walls carry structural loads and party wall condition can affect both properties
• The historic use of lime mortar in pre-1920 construction and the problems caused by repointing with hard cement mortars

We book appointments around your schedule, typically within 5-10 working days of instruction. Reports are delivered digitally within 3-5 working days of the inspection.

Our surveyor attends the property at an agreed time - usually while it is still occupied or prepared for sale. The inspection takes approximately 2-4 hours for a typical BB12 terraced property, longer for larger detached or semi-detached homes. Our surveyor works methodically through each section of the RICS standard inspection checklist.

A BB12 inspection includes:

• External roof inspection from ground level using binoculars, checking ridge tiles, verges, flashings, chimney pointing, and gutter joints
• Access to the roof void via a fixed ladder or loft hatch where present, assessing structure, insulation, water tanks, and signs of water ingress
• Damp meter readings at regular intervals across all accessible ground-floor external walls, recording readings and flagging any elevated moisture levels
• Visual check of all ceilings and upper-floor walls for staining, cracking, or deflection consistent with roof or gutter problems
• Inspection of all windows and doors, checking operation, frame condition, sill drainage, and condensation within double glazing units
• Checks of the boiler, heating controls, and visible pipework - with a note that full testing is subject to a working system
• Assessment of the party walls and any shared structures for movement, cracking, or evidence of water ingress from adjacent properties

After the visit, our surveyor prepares the digital report with photographic evidence attached to each Condition Rating finding. You receive the report by email, and our team is available to talk through any findings before or during your negotiations with the seller.