RICS Level 2 Survey in Burnley

Burnley's housing stock presents unique challenges that make a professional survey essential. With nearly half of all properties being terraced houses built during the industrial boom and many dating back to the pre-1919 era, the potential for hidden defects is substantial. Our inspectors frequently identify issues arising from the traditional construction methods common throughout East Lancashire, including solid wall masonry that can be susceptible to penetrating damp. The combination of age, construction type, and local environmental factors means that a survey isn't just advisable - it's crucial for protecting your investment.

The local geology adds another layer of consideration for Burnley property buyers. The town sits on Carboniferous rocks with glacial till deposits containing shrinkable clay soils, which means properties may be at risk of subsidence or heave if moisture conditions change significantly. This is particularly relevant for properties in areas like Hapton and Huncoat where clay deposits are more prevalent. Combined with the area's mining heritage, where former coal workings can cause ground instability, a RICS Level 2 Survey provides essential information for buyers in this area. Our surveyors are trained to recognise the signs of these issues and will recommend appropriate action where necessary.

Our surveyors understand Burnley's property market intimately. We know that the average terraced property costs around £99,885 while semi-detached homes average £144,302, and we tailor our inspection focus accordingly. For example, properties in the higher-value detached category averaging £246,750 will naturally require more detailed assessment due to their complexity and value. A survey isn't just about finding problems - it's about giving you the information needed to negotiate fairly or budget for essential repairs. buying a £72,000 flat in the town centre or a family home in Bamber Bridge, we provide the same thorough service.

The inspection covers all major building elements from foundation to roof, examining walls, floors, doors, windows, and ceilings. We specifically assess for structural issues, damp and timber defects, roof and chimney condition, electrical and plumbing systems, and potential subsidence risks. Our traffic light rating system gives you clear guidance on the condition of each element, helping you understand which issues need immediate attention and which can be addressed over time.

• Identify structural issues
• Report on damp and timber defects
• Assess roof and chimney condition
• Evaluate electrical and plumbing systems
• Check for potential subsidence risks
• Provide clear traffic light ratings

Our experience surveying properties across Burnley, from the Town Centre Conservation Area to residential streets in Queensgate and Harle Syke, reveals several recurring issues. Damp problems rank among the most frequent findings, particularly in older terraced properties where failed damp-proof courses or inadequate ventilation allow moisture to penetrate solid walls. Rising damp affects numerous period properties, while penetrating damp often results from deteriorated pointing, damaged flashings, or blocked gutters. In properties with solid wall construction - common throughout Burnley - the lack of a cavity means moisture can travel through the masonry directly, making damp-proofing treatments particularly important.

Roof defects are equally common given the age of much of Burnley's housing stock. Slipped slates, perished mortar on ridge tiles, and corroded leadwork all feature regularly in our reports. Many properties over 50 years old will have original roof coverings that are reaching the end of their serviceable life, and our surveyors accurately assess the remaining lifespan of these elements. We commonly find that properties in areas like Towneley and Higheraxon, which have older housing stock, require particular attention to roof conditions. The traditional slate and clay tile roofs common in these areas can deteriorate significantly over decades, especially where maintenance has been deferred.

Timber defects, including woodworm infestations and both wet and dry rot, feature prominently in our findings. These issues thrive in the damp conditions common in older properties and can compromise structural integrity if left untreated. Our surveyors probe timber elements where accessible to assess their condition and identify any active infestation requiring treatment. In Burnley's older terraced properties, we frequently find timber decay in floor joists, roof trusses, and window frames, particularly where original single-glazed windows have allowed condensation to build up over years.

Structural movement and cracking are also commonly identified, ranging from minor settlement cracks that are typical in older properties to more significant issues that may indicate subsidence. Given the presence of shrinkable clay soils in parts of Burnley and the historical mining activity, our surveyors are particularly vigilant for signs of movement that might indicate ground instability. Properties in areas with known mining history or on clay-prone ground receive careful assessment of foundation conditions and any visible cracking patterns.

• Rising and penetrating damp
• Roof covering deterioration
• Woodworm and timber rot
• Structural movement and cracks
• Outdated electrical systems
• Inadequate insulation

Properties in certain parts of Burnley face flood risk from the River Calder and its tributaries, including the River Brun and Pendle Water. Surface water flooding is also a concern in urbanised areas where drainage systems can become overwhelmed during heavy rainfall. Our surveyors note the property's position relative to flood risk zones and include appropriate recommendations in your report. Properties in lower-lying areas near the river corridors, particularly in Whittlefield, Gannow, and near the town centre, require careful assessment of flood risk.

For properties in designated flood risk areas, we may recommend further specialist investigation into flood resilience measures. This is particularly relevant for lower-lying properties near the river corridors in areas like Whittlefield and Gannow. Understanding flood risk is essential for insurance purposes and future property resilience planning. We can advise on what to look for in terms of flood resilience and what specialist reports might be warranted for properties in high-risk zones.

The environmental factors specific to Burnley, including potential ground instability from historical mining and the presence of shrinkable clay soils, are considered during every inspection. Our surveyors are trained to recognise the signs of these issues and will recommend appropriate action where necessary, which may include obtaining a mining report or engaging a structural engineer. Properties in former mining areas may require a Coal Mining Report from the Coal Authority, which our surveyors can advise on if needed. The cost of this additional report is modest compared to the it provides for properties in these areas.

Burnley has several conservation areas where additional considerations apply. Properties in the Town Centre Conservation Area, Bank Hall Conservation Area, or Stoneyholme Conservation Area may be subject to specific planning constraints. Our surveyors understand these designations and can advise on how they might affect future alterations or renovations you might want to undertake after purchase. For listed buildings or properties in conservation areas, we often recommend the more comprehensive RICS Level 3 Survey to ensure all relevant factors are properly assessed.