RICS Level 2 Homebuyer Survey Cabus

The housing stock in Cabus presents a diverse range of properties, each with its own set of characteristics and potential issues. Approximately 60% of properties in the village are over 50 years old, meaning they were built before modern building regulations and construction standards were introduced. These older homes often require more detailed inspection to identify defects that may not be visible during a basic mortgage valuation. Our RICS Level 2 survey provides exactly that level of scrutiny, examining all accessible parts of the property including the roof, walls, floors, windows, doors, and key installations like plumbing and electrics. The age distribution breakdown shows around 15% of properties date from pre-1919 (historic farmhouses and cottages), 10% from the inter-war period 1919-1945, 35% from post-war expansion between 1945-1980, and 40% from modern developments post-1980 including recent new builds.

The local geology in Cabus adds another layer of consideration for buyers. The underlying soil consists of superficial deposits of till (boulder clay) over bedrock of the Sherwood Sandstone Group. Clay-rich soils are known for their shrink-swell behaviour, which means they expand when wet and contract during dry periods. This can lead to movement in foundations, particularly for properties with shallow foundations or those located near large trees. Our surveyors are trained to look for signs of subsidence, cracking, and and other foundation issues that may be related to ground conditions in the area. Properties with large gardens containing mature trees are particularly vulnerable, and we pay special attention to these during our inspections.

Properties in Cabus also face flood risk considerations due to the village's proximity to the River Wyre. Areas immediately adjacent to the river and low-lying parts of the village near drainage channels carry moderate to high risk of fluvial and surface water flooding. Flood damage can lead to significant structural issues, damp problems, and damage to electrical systems. Our survey includes assessment of flood risk indicators and will flag any concerns about the property's vulnerability to water damage. We specifically look for historical flood markers, water staining, and the condition of any existing flood mitigation measures.

Many properties in Cabus are constructed with red brick, which is typical of the Lancashire region, while some older farmhouses and cottages may feature local stone. Newer developments predominantly use brick with some rendered sections and occasional timber cladding accents. Understanding these construction methods helps our surveyors identify appropriate repair approaches and materials. For properties built before 1945, solid wall construction is common, often with timber floors and slate or clay tile roofs. Post-war properties from 1945-1980 typically feature cavity wall construction with brick outer leaves and block inner leaves. Modern properties built post-1980 use standard cavity wall construction with modern insulation. This variety of construction types across different eras means our surveyors must apply different assessment criteria depending on the property's age and build.

• Identifying structural issues before purchase
• Assessing flood risk and drainage
• Highlighting damp and timber defects
• Evaluating outdated electrical and plumbing systems
• Checking roof condition and insulation
• Verifying compliance with current building regulations

Based on our experience surveying properties throughout Cabus and the wider Wyre area, several recurring issues emerge that buyers should be aware of. Damp problems are particularly prevalent in older properties, especially those constructed with solid walls before modern damp-proof courses were standard. Rising damp, penetrating damp, and condensation all pose risks to the fabric of the building and can lead to timber decay, plaster damage, and potential health issues for occupants. Our surveyors use their expertise to identify the type and cause of any dampness and recommend appropriate remedies. Properties along Cabus Nook Lane and older farmhouses are particularly susceptible given their age and construction type.

Roof conditions are another common area of concern, particularly for properties over 50 years old. Many homes in Cabus feature slate or clay tile roofs that have been in place for decades. Over time, tiles can become cracked, slip out of position, or suffer from deterioration of the pointing and mortar. Lead flashing, which seals joints between the roof and walls, can corrode or become damaged, leading to water penetration. Our inspection includes careful assessment of the roof structure, coverings, and drainage systems to identify any issues that may require attention. For properties with flat or felt roofs, we check for signs of ponding, blistering, and membrane deterioration.

The age of Cabus's housing stock also means that many properties still have outdated electrical and plumbing systems. Properties built before the 1980s often have wiring that does not meet current regulations, potentially presenting fire risks and inadequate power for modern appliances. Similarly, old plumbing systems may use galvanised steel or lead pipes that are prone to corrosion and leaks. Our survey includes a non-invasive assessment of these essential services and flags any concerns that should be addressed by qualified electricians or plumbers. We note the consumer unit type, socket positions, and visible pipework as part of this assessment.

Additionally, materials containing asbestos may be present in properties built before 2000, particularly in textured coatings (Artex), insulation boards, and pipe lagging. Our surveyors are trained to identify suspected asbestos-containing materials and will flag these in the report with appropriate recommendations for safe handling by specialists. This is particularly relevant for properties in the post-war expansion period (1945-1980) where asbestos was commonly used in building materials.

Once your survey is complete, you will receive a comprehensive RICS Level 2 report that is clear, practical, and easy to understand. The report is organised by property element, with each section given a rating from one to three (1 being the highest priority). A red rating indicates a serious defect that requires urgent attention, amber indicates issues that should be addressed in due course, and green denotes areas in acceptable condition. This clear system helps you prioritise any work that may be needed and budget accordingly. Each section includes photographs showing the specific defects identified, making it easy to understand exactly what issues were found.

In addition to identifying defects, the report includes a market valuation and a rebuild cost assessment. The market valuation provides an independent opinion of the property's current worth, which can be useful for mortgage purposes and insurance. The rebuild cost is used by insurers to determine the amount of cover needed should the property need to be rebuilt from scratch. Both figures are based on our knowledge of the local Cabus market and current building costs. For properties in Cabus, the valuation takes into account local factors such as the proximity to the River Wyre, access to transport links via the A6, and the village's appeal to commuters working in Preston, Lancaster, or further afield.

One of the most valuable aspects of the survey is our repair cost estimates. We provide an indication of how much it might cost to rectify the issues identified, giving you leverage when negotiating with the seller. If significant defects are found, you may be able to request a reduction in the purchase price, ask the seller to carry out repairs before completion, or in some cases, renegotiate or withdraw from the transaction if the issues are more serious than anticipated. Our experience in the Cabus market means we can provide realistic cost estimates based on local builder rates and the specific types of defects commonly found in the area. This information proves invaluable when making decisions about your property purchase.