RICS Level 2 Survey Cronton

Our RICS Level 2 survey provides a comprehensive assessment of the property's visible and accessible elements. The inspection covers all major areas including roofs, walls, floors, doors, windows, damp-proofing, and insulation. We examine the condition of the building fabric and highlight any defects that require attention, categorising them by severity so you can prioritise repairs effectively. Our surveyors use a traffic light rating system to clearly indicate the condition of each element, making it easy for you to understand which issues require immediate attention and which can be monitored over time.

Given Cronton's geological context, our survey pays particular attention to signs of subsidence or movement. The village sits atop boulder clay with underlying coal measures from the former Cronton Colliery, which operated from 1913 to 1984. Our surveyors are trained to identify indicators of ground instability, including cracking patterns in walls, uneven floors, and door alignment issues that may suggest shrink-swell behaviour in the clay soils. We look specifically at the relationship between window frames and walls, check for signs of cracking at corners, and assess whether there has been any historical movement that might indicate ongoing issues with the foundations.

We also assess the condition of older properties that are prevalent in Cronton, particularly those in the Town End Conservation Area or the eight Grade II listed buildings scattered throughout the village. These properties often require specialist attention due to their traditional construction methods, including sandstone masonry, wattle and daub, and lime mortar pointing. Properties like Sunnyside Farmhouse, with its original 18th-century wattle and daub wall, or Town End Farmhouse with its red sandstone and half-timbered construction, present unique surveying challenges that our experienced team understands thoroughly. Our detailed report will flag any concerns and recommend appropriate next steps, including whether a more detailed Level 3 Building Survey might be advisable for historically significant properties.

• Roof condition and insulation
• Walls, damp and timber decay
• Floor structures and foundations
• Windows, doors and joinery
• Plumbing and electrical visible evidence
• Thermal efficiency observations
• Signs of subsidence or movement
• Conservation area considerations

Our experience surveying properties throughout Cronton and the surrounding Knowsley area reveals several recurring themes that buyers should be aware of. Damp penetration is particularly common in older sandstone properties, where traditional lime mortar pointing has deteriorated over time. The sandstone construction common in 18th-century farmhouses like Sunnyside Farm and Town End Farmhouse is susceptible to moisture ingress when mortar joints fail or rendering becomes damaged. We frequently find rising damp in solid wall constructions, particularly where original damp-proof courses have failed or were never installed. Our surveyors use moisture meters to assess the extent of any damp problems and recommend appropriate remediation, which often involves improving ventilation and repairing damaged pointing rather than simply applying modern damp-proof treatments that can trap moisture in traditional wall constructions.

Roof deterioration represents another frequent finding in Cronton's older housing stock. Properties with original slate or stone slab roofs often show signs of wear, including broken tiles, sagging rooflines, and inadequate insulation. Many period properties also have roofs constructed with traditional materials that may have reached the end of their serviceable life. Our surveyors inspect accessible roof spaces and report on the condition of coverings, flashing, and insulation levels, providing cost estimates for necessary repairs. We also check gutters and downpipes, as blocked or damaged drainage can lead to water penetration and subsequent damage to walls and foundations, which is particularly concerning given the shrink-swell potential of the local boulder clay soils.

Electrical and plumbing systems in properties built before modern regulations frequently require updating. Many mid-20th century properties in Cronton still contain original wiring that may not meet current safety standards, including older consumer units, rubber-insulated cabling, and lack of earthing. Our Level 2 survey includes observations on the condition of visible electrical and plumbing installations, flagging any obvious concerns that should be investigated by qualified specialists. We note the type of consumer unit, whether there are visible signs of DIY electrical work, and the general condition of visible pipework. Properties in areas like The Ridgeway, Iver Close, Hampton Drive, and Malton Close - which were developed in the mid-20th century - often fall into this category where electrical systems may need modernising.

• Rising damp in solid wall constructions
• Roof tile damage and insulation gaps
• Cracked render and masonry
• Outdated consumer units and wiring
• Drainage and guttering defects
• Window seal failure
• Signs of movement related to clay soils
• Outdated plumbing systems