RICS Level 2 Survey in Bowland Forest High

The Forest of Bowland AONB encompasses Bowland Forest High, creating a distinctive property landscape characterised by traditional stone buildings dating predominantly from the 16th to 18th centuries. These historic properties, built with local pale and golden sandstones and pale grey limestones, represent a significant portion of the housing stock in this area. Many feature original stone slab roofs and traditional lime mortar construction that requires specialist understanding during any survey assessment. The area's unique geology, with its mix of Carboniferous limestones, shales, sandstones, and millstone grits, adds another layer of complexity that only experienced local surveyors fully understand.

Our local surveyors recognise that properties in this area face particular challenges including the effects of aging on traditional building materials, potential damp issues arising from inappropriate modern renders, and roof conditions affected by decades of exposure to the Lancashire climate. The underlying geology, featuring boulder clay deposits and peat formations, can create foundation considerations that affect older structures across the area. We've seen numerous cases where inappropriate cement-based renders have been applied to historic stone walls, trapping moisture and causing significant damp problems that would not occur with traditional lime mortar.

With farming and tourism serving as primary economic drivers in the region, many properties also include agricultural buildings or have been converted from traditional farmsteads. This diversity in property types, combined with the high proportion of listed buildings and conservation area restrictions, makes a professional RICS Level 2 survey essential for any purchaser in Bowland Forest High. The area contains over 500 listed buildings and 18 scheduled monuments, meaning many properties may have historical protection that affects what you can and cannot do after purchase. Our team regularly works with properties affected by these designations and understands the implications for prospective buyers.

Self-employment levels in the Forest of Bowland AONB stand at 18%, significantly higher than the North West average of 8%, indicating an active local economy with many owner-managers. This entrepreneurial spirit extends to property renovation and development, meaning you'll often find properties that have been thoughtfully converted or extended. However, this also means quality can vary significantly between properties, making a thorough survey even more important before committing to a purchase in this beautiful but complex area.

• Stone-built period properties
• Traditional roofing materials
• Conservation area considerations
• Listed building proximity

The predominant building materials in Bowland Forest High consist of pale and golden sandstones and pale grey limestones, quarried locally from the Carboniferous deposits that form the basis of the landscape. Construction methods vary from well-dressed rectangular blocks in higher-status buildings to more roughly dressed squared stones and coursed or uncoursed rubble in everyday dwellings. Early farmhouses were often timber and thatch, but by the early 17th century, stone had become the common building material, leading to the all-stone dwellings we see today. Many properties feature chamfered stone mullions in their windows, a distinctive decorative feature that our surveyors know to examine carefully for signs of movement or deterioration.

Stone slab roofs were the traditional roofing material across the Forest of Bowland, though many have been replaced with slate or tiles in later years. The dry stone walls that characterise the landscape are not just boundaries but represent traditional craftsmanship that our surveyors appreciate when assessing property boundaries and structural integrity. Where limestone was not suitable for high-quality masonry, rubble construction predominated, with lintels, sills, and other decorative items potentially made of imported sandstone from nearby quarries. This variety in construction methods means every property requires an individual assessment rather than generic assumptions.

The superficial geology of the area includes boulder clay deposits left by Ice Age glaciers and peat formations on the higher ground. These geological conditions can affect foundations, particularly for older properties where foundations may be shallower than modern standards require. Properties near the River Hodder and other watercourses face potential considerations related to surface water and fluvial flooding, given the steep-sided valleys that characterise the area. Stocks Reservoir, located within the broader Forest of Bowland, also influences local hydrology. Our surveyors factor in all these local conditions when assessing any property in Bowland Forest High.

• Sandstone and limestone walls
• Traditional lime mortar
• Stone slab roofing origins
• Boulder clay foundation considerations

The age and construction methods prevalent in Bowland Forest High create specific defect patterns that our surveyors know to look for during every inspection. Stone-built properties from the 16th to 18th centuries frequently exhibit damp issues, particularly when inappropriate modern cement-based renders have been applied to walls that historically breathed through lime mortar. This trapping of moisture can lead to rising damp, penetrating damp, and deterioration of historic fabric. We've inspected numerous properties where well-intentioned but inappropriate modern repairs have caused more harm than good, trapping moisture within walls and causing stonework to deteriorate.

Roof conditions represent another significant consideration in this area. Traditional stone slab roofs, while distinctive, can suffer from slipped or broken slabs, deterioration of lead flashing around chimneys and valleys, and general wear from exposure to the Pennine weather. Many properties also feature dormer windows or complex roof structures that require careful inspection of junctions and waterproofing details. The harsh Lancashire climate, with its high rainfall and occasional snow, puts additional stress on roofing materials, and our surveyors pay particular attention to these vulnerable areas during every inspection.

The local geology presents additional factors to consider. Boulder clay deposits beneath some properties can experience shrink-swell movement with seasonal moisture changes, potentially affecting foundations over time. Properties near watercourses such as the River Hodder may also face considerations related to surface water and fluvial flooding, particularly given the steep-sided valleys characteristic of the area. While major structural issues are not common, our surveyors know to look for signs of movement or settlement that might indicate foundation problems, particularly in properties that have undergone various modifications over the centuries.

Electrical safety compliance is another important consideration in older properties. Many traditional stone buildings will have had their electrical systems upgraded at various points, but we frequently find outdated wiring that does not meet current regulations, particularly in properties that have been rental properties or holiday lets. Our surveyors note the condition of consumer units, wiring visible in accessible areas, and any obvious safety concerns. Additionally, window and joinery condition deserves careful attention, as traditional timber windows in historic properties often require ongoing maintenance to prevent rot and ensure weathertightness.

• Damp and condensation issues
• Roof condition and deterioration
• Stonework erosion
• Foundation movement considerations
• Electrical safety compliance
• Window and joinery condition

The Forest of Bowland AONB property market presents unique challenges that make a professional RICS Level 2 survey particularly valuable. With 53.36% of properties being detached and the majority constructed between the 16th and 18th centuries, you're likely purchasing a property with significant character but also potential hidden issues. The tourism and hospitality sector, including businesses like The Inn at Whitewell and Eaves Hall, contributes significantly to the local economy, meaning many properties may have been used commercially or as holiday lets, potentially showing wear patterns different from purely residential properties.

Stonyhurst College, located in the southern part of the AONB, is a major employer and influences the local property market significantly. Families relocating to the area for school positions often purchase properties, and our surveys help them understand exactly what they're acquiring. The area's popularity for walking, cycling, and bird watching means many properties have stunning views but may also be in exposed positions that affect building condition. Properties converted from agricultural buildings are common, and these require careful assessment to ensure all relevant Building Regulations approvals were obtained.

Given the complexity of property ownership in a designated AONB with numerous listed buildings and scheduled monuments, our RICS Level 2 survey provides essential protection for your investment. We highlight any issues that might affect your ability to insure the property, obtain financing, or carry out future alterations. The report serves as a valuable document for mortgage purposes, inheritance tax planning, and Help to Buy equity loan applications. Our competitive pricing, starting from around £350, represents a small investment that can save you significant unexpected costs down the line.