RICS Level 2 Survey in BB5 4 Accrington

Our RICS Level 2 survey provides a thorough inspection of the property's accessible areas, identifying defects that could impact its value or require costly repairs. We examine the roof structure and covering, walls, floors, ceilings, doors, and windows, as well as the condition of damp-proof courses, timber elements, and building services. The survey uses a traffic light rating system to clearly indicate the condition of each element, with red indicating urgent issues requiring immediate attention.

Given BB5 4's housing stock, our inspectors pay particular attention to common problems found in older Accrington properties. This includes assessing the condition of slate and tile roofs, which are prevalent on Victorian and Edwardian terraced houses, checking for slipped tiles, failing pointing, and lead flashing issues. We also inspect solid brick walls for signs of structural movement, damp penetration, and the condition of render and pointing.

The report includes a market valuation and rebuild cost assessment, which is particularly useful for mortgage purposes and insurance quotes. If we identify any urgent defects, we provide a clear recommendation for further investigation by a specialist. This gives you the information needed to make an informed decision about your purchase, negotiate repairs with the seller, or walk away if the issues are too significant.

Our surveyors also check the property's boundaries, outbuildings, and any shared areas with neighbours. For terraced houses in BB5 4, which make up approximately 60-70% of local housing, we examine the condition of shared walls and any mutual covenants that might affect your ownership. We note the condition of fences, gates, and retaining walls, as these can be costly to repair or replace.

• Roof structure and covering
• Walls, damp assessment
• Windows and doors
• Floors and ceilings
• Timber elements (woodworm, rot)
• Electrical and plumbing basics
• Boundary walls and outbuildings

Our experience surveying hundreds of properties in Accrington and the BB5 4 postcode has given us unique insight into the typical defects affecting local homes. Damp is perhaps the most common issue we encounter, particularly in the older terraced properties that dominate the area. Rising damp affects many solid wall constructions, while penetrating damp often appears around windows, roof junctions, and areas where pointing has deteriorated. We also frequently find condensation issues in properties with inadequate ventilation, particularly in newer double-glazed installations where airflow has been restricted.

Roof problems are another major finding in BB5 4 surveys. The traditional slate and clay tile roofs on Victorian and Edwardian properties often show signs of age, including slipped or broken tiles, deteriorated pointing to ridge tiles, and corroded lead flashing around chimneys and valleys. These issues can allow water penetration, leading to internal damp and structural damage if left untreated. Our surveyors inspect roofs where safe access is possible, noting any defects that require attention.

Electrical and plumbing systems in older properties frequently fail to meet current standards. Many homes in BB5 4 still have original wiring from the mid-20th century or earlier, which may pose a fire risk and not comply with Part P of the Building Regulations. Similarly, lead water pipes and old galvanised steel plumbing are still found in older properties. We highlight these issues in our report and recommend a qualified electrician or plumber for further investigation.

Timber defects including woodworm infestation and wet or dry rot are common in properties with damp problems or poor sub-floor ventilation. Suspended timber floors in older terraced houses are particularly vulnerable, especially where ground levels have been raised or drainage is inadequate. Our surveyor will probe timber elements where accessible to assess their condition and identify any active infestation.

The geological conditions in the BB5 4 area add another layer of consideration for buyers. The local geology consists of Carboniferous rocks including Millstone Grit and Coal Measures, overlaid with glacial till (boulder clay). This clay-heavy subsoil presents a moderate to high shrink-swell risk, meaning properties may experience foundation movement during periods of drought or heavy rain, particularly where mature trees are present close to buildings. While significant subsidence is not widespread, our surveyors are trained to look for signs of movement such as cracking to walls, especially around door and window openings.

The use of Accrington Nori brick in local construction is notable. This distinctive dark red brick is extremely strong and durable, but properties built with solid walls (rather than cavity walls) require different assessment criteria for damp and thermal performance. The solid wall construction, common in pre-1930s properties, means these homes generally have poorer insulation than modern standards, a factor we highlight in our reports along with potential solutions.

Flood risk in BB5 4 is generally very low from rivers and seas, reflecting the area's inland position. However, surface water flooding can occur in localized low-lying areas, particularly after heavy rainfall where drainage systems may be overwhelmed. Our surveyors note any evidence of previous flooding or water staining that might indicate past issues, even where flood risk maps show low general risk.

Properties in BB5 4 that are located within or very close to Accrington town centre may fall within or near conservation areas. While the postcode itself has few listed buildings, the adjacent town centre contains several historic properties subject to planning controls. If you are purchasing a property near these areas, our report will flag any relevant considerations and may suggest a more detailed RICS Level 3 Survey given the potential complexity of older construction.