RICS Level 2 Survey in Bold St Helens

The Bold property market has seen remarkable growth, with house prices increasing by 27% compared to the previous year and 11% up on the 2023 peak of £274,170. This surge, combined with the ongoing Bold Forest Garden Village development bringing approximately 3,000 new homes to the area on a 128-hectare site bounded by Reginald Road, Bold Road, and Gorsey Lane, makes it essential to understand exactly what you're purchasing. Our RICS Level 2 surveys provide a thorough inspection of the property's condition, identifying defects that might not be visible during a viewing. The development, being delivered by developers including Wain Estates and Taylor Wimpey, represents significant change to the area with 30% affordable housing planned as part of the sustainable community masterplan.

Many properties in Bold were built using traditional construction methods common throughout the North West, including solid brick walls and slate or clay tile roofs. Victorian and Edwardian properties along Bold Road feature red brick construction with traditional timber sash windows, while post-war properties from the 1940s-1970s often use cavity brick construction with concrete tiles. While these properties have character, they often require careful inspection to identify issues such as rising damp, deteriorating roof coverings, or timber defects that develop over decades of exposure to local weather conditions. Our surveyors understand these construction types intimately and know where defects are most likely to occur.

The area's geology presents specific considerations for property buyers. St Helens, including Bold, sits above underlying coal measures and sandstone, with glacial till deposits creating clay soils that can shrink and swell with moisture changes. This geological background means our surveyors pay particular attention to foundation conditions and signs of movement or subsidence that could affect the long-term stability of properties in the area. The historical mining activity in the St Helens coalfield adds another layer of consideration, as past mining operations can create voids that lead to ground movement over time.

Additionally, Bold's proximity to major transport links including the M62 motorway makes it attractive for commuters, which influences the type and condition of housing stock in the area. Many properties have been modernised to meet the expectations of working professionals who need easy access to Manchester, Liverpool, and Warrington. Our surveys identify not only current defects but also assess whether these modernisations have been carried out to proper standards, ensuring your investment is sound for years to come.

Our inspectors regularly identify several recurring issues during RICS Level 2 surveys in the Bold area. Damp problems feature prominently, particularly rising damp in older solid-wall properties and condensation issues in properties with inadequate ventilation. The North West climate, with its high rainfall and humidity, accelerates wear on external brickwork and roof coverings, making regular maintenance crucial. Properties built before modern building regulations often lack effective damp-proof courses, and even homes that have had remedial work may show signs of recurring dampness if underlying causes haven't been properly addressed.

Roof condition issues are frequently discovered during our inspections. Deteriorating slate or tile roofs, damaged lead flashing, and blocked gutters allow water penetration that leads to internal damage and timber decay. Many older properties in Bold still retain their original roofing materials, which despite their character may be approaching the end of their functional lifespan despite appearing sound from ground level. Our surveyors physically access roof spaces where safe and practical to do so, examining rafters, battens, and felt for signs of rot or insect infestation that wouldn't be visible from below.

Electrical and plumbing systems in properties built before modern standards often require updating. We commonly find outdated consumer units, inadequate earthing, and dated pipework that don't meet current regulations. These issues not only affect the safety of the property but can also require significant investment to bring up to standard. Our surveys provide clear guidance on the condition of these essential services and recommendations for improvement. We note the age and condition of consumer units, test a sample of socket outlets where accessible, and identify any obvious signs of DIY electrical work that might not comply with Part P building regulations.

Timber defects are another common finding in Bold properties, particularly in older homes with original timber floors, door frames, and roof structures. Woodworm (common furniture beetle) activity is frequently discovered in structural timbers, while wet and dry rot can affect floorboards and window frames, especially where dampness has been allowed to persist. Our surveyors probe timber elements where appropriate to assess their structural integrity and identify any treatment that might be required. For properties with substantial timber framing or those of significant age, we may recommend a more detailed inspection by a specialist timber treatment contractor.

The Bold Forest Garden Village development represents significant new housing stock coming to the area, with developers including Wain Estates and Taylor Wimpey constructing new homes in the 128-hectare site between Reginald Road, Bold Road, and Gorsey Lane. While new properties benefit from modern building regulations and construction methods, a RICS Level 2 Survey remains valuable for identifying snagging issues and ensuring the property was built to specification. The development aims to create a sustainable community with links to Bold Forest Park through green spaces, and our survey can identify any issues that might affect your enjoyment of this new environment.

New build properties, despite their youth, can contain defects arising from rushed construction timelines or workmanship issues. Our surveyors check that windows and doors operate correctly, that damp-proof membranes are intact, and that mechanical systems function as intended. For properties still covered by NHBC or other structural warranties, our report documents any issues that should be addressed while the warranty remains valid. This documentation is crucial for ensuring the developer or builder takes responsibility for rectifying defects before your warranty period expires.

The masterplan for Bold Forest Garden Village includes approximately 30% affordable housing and aims to create a sustainable community with links to Bold Forest Park through green spaces. If you're purchasing one of these new properties, understanding the local area amenities and any ongoing construction affecting your street helps set realistic expectations for your new home environment. Our survey can also identify any potential issues arising from the building phase of neighbouring properties that might affect your home, such as drainage or access arrangements.

Even new builds should have a Level 2 survey before completion. Our pre-handover inspection identifies any construction defects or snagging issues that need addressing before you take ownership. This is particularly valuable for new Bold Forest Garden Village properties where we can check that modern construction meets expected standards. We've surveyed numerous new build properties across St Helens and know the common issues that occur, from sealant failures around windows to incomplete snagging lists that the developer's own inspections have missed.

Understanding the construction methods used in Bold properties helps you appreciate what our surveyors are looking for. The area features a diverse mix of housing stock reflecting different eras of development. Victorian and Edwardian properties along traditional streets like Bold Road and areas typically feature solid brick walls, often rendered with lime-based plasters that allow the structure to breathe. These properties commonly have slate or clay tile roofs, original timber sash windows, and suspended timber floors that may show signs of wear and movement over time.

Post-war properties built between 1945 and 1980 brought cavity wall construction to the area, with many homes in established residential areas featuring this improved building method. These properties typically have concrete tiled roofs, uPVC windows (where upgraded), and combination boilers for heating. While generally more robust than older solid-wall constructions, post-war properties can suffer from concrete degradation, particularly to roof tiles and lintels, as well as issues with original timber windows that may have been poorly maintained.

Modern properties, particularly those in the new Bold Forest Garden Village development, use contemporary construction methods including thermal wall insulation, modern damp-proof courses, and energy-efficient heating systems. Our surveyors understand these modern building techniques and can assess whether they have been installed correctly. We check insulation installation, ventilation provisions, and the proper operation of modern heating systems, ensuring your new property meets current energy efficiency standards.