RICS Level 2 Survey in BL1 Bolton

Bolton lies within the South Lancashire Coalfield. Mining activity in the wider area was extensive from the 18th century until the 20th century, with collieries operating across the Bolton borough. Although coal extraction in BL1 itself was concentrated in specific zones, the legacy of underground workings can affect ground stability across a broad area. Our surveyors are trained to identify the surface signatures of mining-related subsidence: stepped cracking at window reveals, diagonal cracking from corners of openings, and differential settlement between different sections of a terrace.

A Coal Authority search is a standard part of conveyancing for properties in the Bolton area, and we strongly recommend buyers obtain one alongside their legal searches. Where our survey identifies cracking patterns consistent with ground movement, we note this clearly in the condition ratings and recommend a structural engineer's assessment before exchange. Properties built on infilled former mine shafts or above shallow coal workings at less than 30 metres depth carry the highest residual risk.

Our inspection also checks for mining-related issues at the subfloor level. In properties with suspended timber ground floors, we inspect through any accessible inspection hatches for evidence of floor joist distortion, uneven loadbearing, or differential settlement between external walls and internal partition walls, which can indicate localised ground movement rather than simply timber decay.

Our RICS Level 2 Survey follows the RICS Home Survey Standard and covers every element of the property accessible for visual inspection on the day of survey. We provide a condition rating for each element, from the chimney stack at the apex of the roof down to the external ground drainage.

For BL1's predominantly Victorian stock, we pay particular attention to the condition of chimneys, which in terraced properties often serve multiple flues from both ground and first floor fireplaces. A leaning chimney or one with failed mortar joints is a safety issue as well as a maintenance cost. We also inspect internal chimney breasts for any signs of removal, as structural engineers frequently find that internal breast removals in older terraces were carried out without adequate support for the stack above.

Our survey includes a visual inspection of all accessible drainage access covers. Older properties in BL1 typically have clay-jointed drain runs rather than modern push-fit plastic, and these are prone to root ingress from garden trees and to joint displacement from ground movement. A CCTV drain survey is not included in the RICS Level 2 but we recommend one where we observe slow-draining inspection chambers or evidence of blocked drain smells inside the property.

• Roof structure and covering, chimney stacks and flashings
• External walls, pointing, DPC level and render where present
• Windows and external doors, frames, sills and lintels
• Internal walls, floors and ceilings - all accessible rooms
• Roof space - structural timbers, insulation, ventilation
• Subfloor void where accessible inspection hatches exist
• Plumbing, heating system condition and boiler age
• Electrical installation - consumer unit type and visual condition
• Drainage inspection chambers and external drainage
• Gardens and boundary structures

While Victorian terraces dominate BL1, the postcode also includes post-war council housing estates built between 1945 and 1975, along with some more modern private developments. Post-war properties in the 1945-1965 period in Bolton were frequently built using non-traditional construction methods as part of the drive to address housing shortfalls. Our inspectors are trained to identify construction systems such as Wimpey No-Fines concrete, Laing Easiform, and BISF steel-frame housing, all of which require specialist mortgage and insurance considerations.

Non-traditional construction properties require careful inspection as standard mortgage lenders frequently decline to lend on them without a specialist report confirming structural adequacy. Our survey clearly identifies the construction type and flags where a specialist structural engineer or non-traditional construction specialist may need to provide a supplementary report before your lender will release funds.

Properties built between 1960 and 1985 in BL1 should also be assessed for the presence of asbestos-containing materials. Artex ceiling coatings, textured wall finishes, pipe lagging, soffit boards, and floor tiles from this period commonly contain asbestos fibres. Our RICS Level 2 Survey identifies materials that may contain asbestos and recommends a professional asbestos survey where the risk level warrants one.