RICS Level 2 Survey in Horwich BL6 6

Our RICS Level 2 surveys provide a thorough inspection of the property's accessible areas, identifying any defects or issues that could affect its value or safety. We examine the walls, roof, floors, doors, and windows, as well as the building's services including electrics, plumbing, and heating. Our inspection is visual, meaning we do not lift carpets or move furniture, but our experienced surveyors know where to look and what warning signs to spot. In Horwich properties, we pay particular attention to the condition of older roofs, given the prevalence of slate roofing on traditional properties and the potential for deterioration. We also check for signs of previous flooding in properties near Pearl Brook, as this is a known issue in the town centre area.

The resulting report provides a clear red, amber, or green rating for each major element of the property, giving you an instant visual guide to its overall condition. We include specific advice on any urgent defects that require immediate attention, as well as recommendations for future maintenance. For properties in Horwich, this often includes guidance on the shrink-swell clay soil risk that affects foundations in this area, advice on flooding considerations for properties near Pearl Brook, and information about the specific building materials used in local construction. We have seen numerous properties where the clay soil has caused foundation movement, particularly during dry spells, and we know exactly what signs to look for.

Our surveyors also provide market valuation as standard, which is particularly useful in the current BL6 6 market where property values can vary significantly between neighbouring streets. This valuation helps you understand whether the asking price reflects the property's true worth, especially given the recent price fluctuations we have seen in certain postcode sectors. For example, BL6 6SQ has seen a 14% decrease from its 2022 peak, while BL6 6TS has shown 14% growth. Our valuation takes these local market dynamics into account, giving you the information needed to negotiate with confidence.

We also assess energy efficiency as part of our standard survey, which is increasingly important given the range of construction types in Horwich. From the solid-walled stone cottages built before modern insulation standards to the new-build homes at Viscount Green with their A-rated Predicted Energy Assessments, we can advise on the likely energy performance and any improvements that might be needed. This is particularly relevant for older properties where energy costs can be a significant ongoing expense.

• Visual inspection of all accessible areas
• Identification of defects and building faults
• Market valuation included
• Red, amber, green condition ratings
• Advice on repairs and maintenance
• Energy efficiency assessment

Properties in Horwich present several common issues that our Level 2 surveys regularly identify. The town's housing stock spans several eras, from Georgian and Victorian stone cottages to post-war semis and modern new builds, and each era brings its own characteristic problems. The older stone properties, particularly those in the Town Centre Conservation Area and along Church Street, often suffer from rising damp due to failed or non-existent damp-proof courses. These properties were built before modern building regulations and typically lack the damp-proofing measures we expect in contemporary construction. The local Montcliffe stone is porous and can allow moisture to penetrate, especially when pointing has deteriorated over time.

Roofing defects are another frequent finding in Horwich. Many traditional properties feature natural slate roofs, which while durable, can suffer from broken or slipped tiles, deteriorated mortar, and issues with lead flashing around chimneys. We have also seen cases where heavier concrete tiles have been used to replace original slate, which can cause roof spread and structural stress. Flat roofs on extensions and outbuildings are particularly prone to deterioration in this area, especially on the older commercial buildings along Lee Lane. Our surveyors will assess the roof's overall condition and note any repairs that may be needed.

The local geology presents a specific concern that our surveyors always assess. The clay-rich soils in the Horwich area are susceptible to shrink-swell subsidence, where the ground expands and contracts with moisture changes. This can lead to foundation movement and characteristic cracking in walls, particularly during dry summers. Properties with trees or shrubs close to the building are particularly at risk during dry periods. We have also noted a sinkhole near the Viscount estate in recent years, indicating potential ground stability issues in certain locations. The wider region also has historical mining activity, which can sometimes affect ground stability, though this is less common in BL6 6 specifically.

Flood risk is an important consideration for properties in Horwich, particularly those near Pearl Brook. The town centre around Bridge Street, Church Street, and Winter Hey Lane has a history of flooding, with a significant event in May 2021 affecting over 110 properties. While flood defence works have been undertaken, including the £1.8 million project in 2022 that used part of Old Station Park for flood storage, surface water flooding remains a risk that our surveyors assess and report on. We check for visible signs of previous flooding, water marks on walls, and the property's position relative to known flood risk areas. Properties in areas like Greenstone Avenue and Avonhead Close are particularly worth scrutinizing.

Electrical and plumbing issues are also commonly identified in Horwich properties, particularly those built between the wars or earlier. Many older homes still have original fuse boards that do not meet current regulations, and we have seen instances of DIY electrical work that does not comply with safety standards. Similarly, lead pipes or galvanized steel plumbing, common in properties built before the 1970s, can affect water quality and may need replacement. Our survey includes an assessment of the property's electrical and plumbing installations, with recommendations for upgrades where necessary.

• Rising damp in older stone properties
• Deteriorated slate and flat roofs
• Shrink-swell subsidence from clay soils
• Flood risk near Pearl Brook
• Outdated electrical installations
• Timber defects and pest activity