RICS Level 2 Survey in BB9 9

Our RICS Level 2 surveys provide a thorough assessment of the property's condition, focusing on issues that might affect value or require future investment. The survey includes examination of all major visible elements including walls, floors, ceilings, roofs, and joinery. We inspect the condition of windows and doors, check for signs of damp or timber defects, and assess the general structural integrity of the building. Our surveyors use a traffic-light rating system to clearly indicate where urgent attention is needed versus minor cosmetic issues.

For BB9 9 properties, our surveyors pay particular attention to the common issues affecting local housing stock. The area's older stone-built properties frequently show signs of penetrating damp, particularly where original solid walls lack adequate ventilation. We check roof conditions thoroughly, as many properties feature traditional slate or stone flag roofs that can suffer from slipped tiles and deteriorating pointing. The local geology, with its Carboniferous sandstone and clay-rich soils, means we carefully examine properties for any signs of subsidence or movement that might indicate ground instability.

The survey report includes practical advice on maintenance and any urgent repairs identified during the inspection. We provide cost guidance for significant issues, helping you budget for any work required after completion. For properties in the Fence Conservation Area, we note any specific considerations that may affect future alterations or improvements. Our reports are designed to be clear and actionable, giving you the information needed to proceed with your purchase with confidence.

We examine the condition of chimneys on Victorian and Edwardian properties, checking for deteriorating mortar, leaning stacks, or inadequate flashing that could lead to water ingress. Electrical and plumbing installations receive careful inspection, particularly in pre-1980 properties where rubber or lead-sheathed cables may still be present. Our surveyors also assess outbuildings, boundary walls, and drainage systems to provide a complete picture of the property's condition.

• Wall and foundation condition
• Roof, chimney and flashing
• Damp and timber inspection
• Electrical and plumbing visible fixtures
• Windows, doors and joinery
• Drainage and gutters

The BB9 9 area presents several region-specific issues that our surveyors examine carefully during every inspection. The local geology includes clay-rich soils derived from glacial till, which can expand and contract with weather fluctuations. This shrink-swell activity can cause foundation movement, particularly in properties with shallow foundations or those with large trees nearby. Our surveyors look for signs of cracking or movement that might indicate subsidence or heave issues requiring further investigation.

Many properties in the Fence and Barrowford area date from the Victorian or Edwardian periods, meaning they were constructed with traditional solid walls rather than modern cavity wall construction. These properties often lack adequate damp-proof courses or effective insulation, making them more susceptible to rising damp and condensation. Our surveyors use moisture meters and thermal imaging where appropriate to identify damp issues that might not be visible to the untrained eye.

The wider Lancashire area has historical mining activity, and while BB9 9 itself may not sit directly over former deep coal mines, we recommend checking for potential shallow mining activity or historical mine shafts in the vicinity. Ground stability can be a concern in areas with past mining, and our surveyors will note any visible signs of ground movement or settlement that might relate to historical extraction. For properties in higher-risk areas, we may recommend a separate mining report for comprehensive assessment.

Properties in certain parts of the BB9 9 postcode fall within Radon Affected Areas, where higher levels of this radioactive gas can accumulate in buildings. Our surveyors will advise if radon testing is recommended based on the property's location and construction type. Additionally, the proximity of Pendle Water and various smaller brooks means we pay attention to flood risk, checking drainage systems and looking for any evidence of previous flooding or water ingress. Properties near watercourses or in low-lying areas receive particular attention during our inspection.

The local housing stock also presents common defects that our surveyors are trained to identify. Woodworm (common furniture beetle) can affect older timber elements including floor joists, roof timbers, and window frames, particularly where damp conditions exist. Wet rot and dry rot can compromise structural timbers if left untreated. Many pre-1980 properties also have outdated electrical installations that may not meet current safety standards, and we note these concerns in our reports with recommendations for further investigation by qualified electricians.

The BB9 9 area has seen new development from McDermott Homes at Pendle View and The Pastures developments, offering modern 3, 4, and 5 bedroom homes from approximately £279,995. While new-build properties may seem to require less inspection, our RICS Level 2 surveys remain valuable for identifying any snagging issues or construction defects that might not be apparent to buyers. Even recently constructed homes can have issues with build quality, fittings, or specification that warrant documentation.

Our surveyors check the quality of windows, doors, and joinery in new properties, examine the condition of kitchen and bathroom installations, and assess the overall standard of finish. We look for signs of poor workmanship that might indicate rushed construction or shortcuts taken during the build process. For new-build properties, the Level 2 survey provides valuable evidence for any warranty claims or negotiations with the developer.

Many buyers assume that new properties come with guarantees that eliminate the need for a survey, but these warranties often have limitations and may not cover all aspects of the build. A RICS Level 2 survey provides independent, professional assessment that protects your interests as a buyer. The relatively modest cost of the survey compared to the property purchase price makes it a worthwhile investment for any property, new or old. We recommend attending the survey where possible so you can see any issues firsthand and discuss them with the surveyor on the day.