RICS Level 2 Survey in Downholland

A RICS Level 2 survey provides a visual inspection of the property's accessible areas, focusing on any defects that are serious or urgent. Our inspectors examine the main building elements including walls, roofs, floors, doors, windows, and the condition of damp proof courses. The report uses a traffic light rating system to clearly indicate the condition of each area - green for satisfactory, amber for requiring attention, and red for requiring urgent repair. This clear rating system helps you quickly identify which issues need immediate attention versus those that can be monitored over time.

In Downholland's housing stock, which features a mix of older period properties and more recent constructions, our surveyors commonly identify issues related to the local geology and environment. The clay-rich soils prevalent across the West Lancashire Coastal Plain can cause subsidence and movement in properties with shallow foundations, particularly those with large trees nearby. Our inspectors will note any signs of cracking, movement, or ground instability that may indicate such problems. The underlying geology here includes superficial deposits of till (boulder clay), glaciofluvial sands and gravels, and peat overlying bedrock of the Sherwood Sandstone Group, all of which can affect foundation performance.

The Level 2 survey also includes a market valuation and insurance rebuild cost, which proves invaluable for properties in areas with specific risks. Given Downholland's location near the River Alt floodplain, our report will flag any flood risk concerns and advise on appropriate further investigations. This information helps you make an informed decision before committing to your purchase. The valuation aspect is particularly useful when arranging buildings insurance, as properties in flood risk areas often require specialist cover.

Our survey also includes a visual assessment of the property's energy efficiency, identifying areas where insulation could be improved. Many properties in Downholland, particularly those built before 1980, may lack adequate insulation in walls, roofs, or floors. Our report will highlight these thermal efficiency concerns and recommend improvements that could reduce your energy bills and increase comfort. This is especially relevant for properties with solid wall construction, which is common in older buildings across the area and can be more difficult to insulate than modern cavity wall constructions.

• Structural walls and foundations
• Roof covering and structure
• Rainwater goods and drainage
• Damp proof course and dampness
• Windows, doors, and joinery
• Electrical and gas safety matters
• Thermal efficiency and insulation

Our experience surveying properties across West Lancashire shows that several defect types appear regularly in the local housing stock. Properties over 50 years old, which make up a significant portion of Downholland's housing, commonly suffer from deteriorating damp proof courses that allow rising damp to affect ground floor walls. Our inspectors check for signs of damp staining, salt deposits (efflorescence), and damaged plaster that indicate such problems. Rising damp is particularly common in older properties with solid walls and may have been incorrectly treated in the past with modern chemical damp proof courses that are incompatible with the original construction.

Roof conditions represent another frequent finding in local surveys. Older properties may have original roof coverings that have deteriorated over decades, with slipped tiles, damaged flashings around chimneys, and sagging rooflines all requiring attention. Our surveyors examine roof spaces where accessible and assess the condition of gutters and downpipes that may be blocked or damaged. In Downholland, where many properties feature traditional pitched roofs with slate or tile coverings, we often find that ridge tiles have become loose, mortar has deteriorated, or lead flashings around chimneys have corroded. These defects can allow water penetration that causes damage to internal ceilings and timbers if left unrepaired.

The rural nature of Downholland means some properties may have outdated electrical installations from previous generations. Our survey includes a visual check of the electrical consumer unit, wiring age where visible, and socket positions, with recommendations for a qualified electrician to conduct a fuller inspection if concerns are identified. Many older properties still have original fuse boxes rather than modern consumer units with RCD protection, and wiring that may not meet current electrical safety standards. We also note the condition of gas pipework and heating systems, flagging any concerns about the age or condition of boiler installations.

Another issue we commonly identify in properties across this area is inadequate insulation. Many homes built before current building regulations were introduced lack sufficient thermal insulation in walls, roofs, and floors. This can result in heat loss, higher energy bills, and potential issues with condensation, particularly in properties with limited ventilation. Our survey will assess the current thermal performance of the property and recommend improvements that could enhance comfort and reduce running costs. For properties with solid walls, which cannot be insulated through standard cavity wall insulation methods, we can advise on alternative solutions such as internal or external wall insulation systems.

Properties in Downholland reflect the traditional building methods of West Lancashire, with variations depending on the age of construction. Older properties, particularly those built before the Second World War, typically feature solid brick walls without cavity insulation. These solid walls were constructed using local brick and often have solid concrete floors at ground level. Understanding this construction type is important for our surveyors, as solid wall properties can be more susceptible to damp and may present challenges for modern insulation improvements.

Properties constructed from the 1950s onwards typically feature cavity wall construction, where an air gap between two layers of brick provides some thermal benefit and reduces moisture penetration. However, many of these properties may still have inadequate insulation within the cavity or may have had insulation incorrectly installed. Our surveyors will identify the construction type during inspection and note any associated issues, such as cavity wall tie failure in properties where the internal and external walls have become disconnected over time.

Roof construction in Downholland properties typically follows traditional cut or trussed rafter designs for pitched roofs. Older properties may have traditional cut roofs with visible rafters and purlins, while more recent constructions use prefabricated trussed rafters. Our inspection examines the condition of roof timbers for signs of rot, insect damage, or overloading. We also assess the pitched roof coverings, which in this area are commonly slate or concrete tile, checking for damaged or missing tiles, deteriorated ridge fittings, and proper fixings.