RICS Level 2 Survey Forton

Our RICS Level 2 Home Survey provides a thorough inspection of the property's visible and accessible elements. Our surveyors examine the walls, ceilings, floors, doors, and windows, along with the roof space and accessible voids where it's safe to do so. We check for signs of damp, rot, structural movement, and other common defects that could affect the property's value or require costly repairs.

The survey includes a detailed assessment of the property's condition, rating each element from "good" to "urgent repair needed." We examine the heating system, plumbing, and electrical installations where visible, though we always recommend a specialist electrician and gas engineer for full safety checks. For properties in Forton, particularly those along established roads like School Lane and Wallace Lane, we pay particular attention to the condition of older drainage systems and any signs of movement that might indicate ground stability issues.

You'll receive a comprehensive written report typically within 3-5 working days of the inspection. The report includes colour photographs highlighting specific defects, clear explanations of what they mean for you as the buyer, and our recommendations for further specialist investigations if needed. We don't just list problems, we explain what they might cost to put right and how serious they actually are in the context of the property.

Our surveyors use the RICS traffic light system to clearly indicate the condition of each element. Green ratings mean no action is required, amber indicates defects that need attention but aren't urgent, and red flags issues that require immediate repair. This system makes it easy for you to prioritise repairs and negotiate with sellers based on the findings.

• Structural walls and foundations
• Roof structure and covering
• Damp and timber condition
• Windows, doors, and joinery
• Plumbing and heating systems
• Electrical condition (visual check)
• External finishes and boundaries

Our surveyors have extensive experience inspecting properties throughout the Forton area, and we've identified several recurring issues that buyers should be aware of. Older properties along roads like Hollins Lane and Wallace Lane frequently show signs of aging infrastructure, including outdated electrical wiring that may not meet current regulations. Many of these homes were built several decades ago, and while they have character, they often require updates to plumbing, heating, and electrical systems.

Roof conditions are a common concern in Forton, particularly on period properties that may have original roofing materials. We frequently find tiles that have deteriorated over time, missing or damaged mortar on ridge tiles, and signs of previous leaks that may have caused timber rot in the roof structure. For properties at Cricketers' Green and other newer developments, we check for snagging issues common in new-build properties, including problems with window seals, door alignments, and external render finishes.

Damp penetration affects properties of all ages in the Forton area. This can range from condensation issues in poorly ventilated homes to more serious rising damp or penetrating damp caused by damaged render, blocked gutters, or inadequate damp proof courses. Our surveyors use moisture meters and thermal imaging equipment to identify damp problems that might not be visible during a casual viewing, ensuring you're aware of any remedial work needed before completion.

Properties in certain locations may show signs of structural movement or settlement, particularly those built on ground that has experienced changes over time. We carefully examine walls for cracks, check door and window frames for signs of movement, and assess the overall structural integrity of the property. If we identify any concerns, we recommend a structural engineer to provide a more detailed assessment before you proceed with the purchase.

• Roof deterioration and missing tiles
• Outdated electrical wiring
• Damp and condensation problems
• Structural movement or cracking
• Window and door alignment issues
• Drainage and gutter problems
• Missing or damaged damp proof courses

Forton offers a mix of property types from modern new-build homes on recent developments to older period properties along the village's historic lanes. The area has seen considerable new development in recent years, particularly around School Lane where Cricketers' Green provides new homes in the £320,000-£585,000 range. However, many properties in the village date back several decades, and older homes can reveal issues that aren't immediately obvious during a viewing.

Our surveyors frequently identify concerns with older properties in the Forton area, including deteriorating roof coverings, outdated electrical wiring, and signs of damp penetration. Properties along roads like Wallace Lane and Hollins Lane, which have seen various price fluctuations, may have underlying issues that affect their long-term value. We also check for any signs of past flooding or drainage problems, which is particularly important given the proximity of the area to water features.

For properties at the newer end of the market, such as those at Cricketers' Green, our survey still adds value by identifying any construction defects, snagging issues, or problems with building materials that might not be covered by the developer's warranty. Even new builds can have issues, and our independent inspection ensures your interests are protected. Many buyers assume new properties don't need surveys, but our experience shows that construction defects are regularly found in newly built homes.

The Lancashire housing stock in general uses traditional brick construction, and Forton is no exception. We understand the local building methods and know how to identify issues specific to properties in this region. looking at a Victorian terrace, a 1970s semi-detached house, or a brand new detached home, our surveyors have the expertise to provide a thorough assessment.

• Roof condition and age
• Damp and condensation
• Structural movement or cracking
• Electrical safety
• Drainage and gutters
• Windows and doors
• Boundary walls and fences

The Cricketers' Green development on School Lane has become one of the most sought-after locations in Forton for new homes. With properties ranging from the £321,000 Plot 99 The Sherwood Bay to the £585,000 Plot 21 The Oxwich, these new-build homes attract buyers looking for modern living in a village setting. However, even these relatively new properties benefit from a Level 2 survey, as our inspectors can identify snagging issues, construction defects, or problems with fixtures and fittings that the developer should rectify under the warranty.

Properties along School Lane have seen significant price movement, with an average price of £475,000 over the last year according to property data. This represents a 132% increase from the previous year, though prices are currently 30% down from the 2022 peak of £675,000. When spending this much on a property, understanding its true condition is essential, regardless of whether it's a new build or an older home.

Wallace Lane properties average around £425,000, with prices 17% up on the previous year but 12% down from the 2023 peak of £481,750. These properties may have different construction characteristics and potential issues compared to newer developments, requiring an experienced eye to assess properly. Our surveyors understand the local market and know what to look for in each type of property.

For buyers considering older properties on roads like Hollins Lane, where average prices are around £240,000, a survey is particularly important. These properties may show signs of age-related wear and tear, and our detailed inspection can reveal issues that would otherwise only become apparent after you've moved in. The potential for uncovering significant repair needs makes the survey fee particularly worthwhile on older properties.