RICS Level 2 Survey in Fylde

A RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property. Our surveyor will examine the walls, roof, floors, windows, doors, and built-in fixtures, identifying any defects, potential issues, or areas requiring immediate attention. The survey includes an assessment of the property's overall condition and highlights any areas where further specialist investigation may be necessary. We look at the property from roof to foundation, checking both interior and exterior accessible elements.

Unlike a basic mortgage valuation, which focuses primarily on the property's security for the lender, the Level 2 Survey is designed specifically for you as the buyer. It gives you a clear picture of what you're purchasing, helping you negotiate repairs or price adjustments with the seller before completing the transaction. The report uses a traffic light rating system to clearly indicate the condition of each element inspected, making it easy to prioritie any remedial work needed. This gives you real power when negotiating with sellers.

For properties in Fylde, where the geology includes clay deposits (boulder clay and Mercia Mudstone) that can cause ground movement, and where flooding risks exist from both the River Ribble and coastal sources, understanding these specific local factors is crucial. Our surveyors are trained to identify signs of subsidence, flood damage, and other area-specific issues that might not be apparent to the untrained eye. We know what to look for in this area because we inspect properties here every week.

The survey also includes a market valuation and an insurance reinstatement figure, giving you important financial information for your purchase. The valuation is based on comparable sales data from the local Fylde market, while the reinstatement figure helps you ensure you have adequate buildings insurance cover. Both figures are provided as standard with every RICS Level 2 Survey we carry out.

• Comprehensive visual inspection
• Condition ratings for all key elements
• Identification of urgent defects
• Advice on further investigations
• Market valuation
• Insurance reinstatement figure

The Fylde housing market presents unique challenges that our surveyors are well-equipped to identify. Given that the majority of properties in the area were built before 1980, issues related to age and wear are commonly encountered. Damp problems, including rising damp and penetrating damp, frequently affect older properties, particularly those with solid walls that were constructed before modern damp-proof courses became standard. We inspect carefully for staining, decay, and other signs of moisture penetration that could indicate ongoing damp issues.

Roof condition is another significant area of concern in Fylde properties. With many homes dating from the Victorian era through to the post-war period, roof coverings, flashings, and gutters often show signs of deterioration. Missing or slipped tiles, deteriorating ridge mortar, and corroded lead flashings can allow water ingress that leads to more serious structural problems over time. We access roof spaces where possible to check the condition of timbers, insulation, and ventilation.

The local geology presents specific challenges that buyers should be aware of. The presence of clay soils (glacial till and Mercia Mudstone) throughout Fylde means properties can be susceptible to subsidence and heave, particularly where mature trees are present. Our surveyors will look for signs of foundation movement, cracking, and other indicators of structural instability that may be related to ground conditions. If we identify potential subsidence, we'll recommend further investigation by a structural engineer.

Fylde's flood risk from multiple sources means properties in certain locations may have experienced water damage or be at risk of future flooding. The area faces coastal flood risk from the Irish Sea, fluvial flooding from the River Ribble, and significant surface water flooding across the low-lying terrain. Our surveyors inspect for evidence of flood damage, dampness, and drainage issues that could affect the long-term viability of the property. Properties in Flood Zones 2 and 3 require particularly careful assessment.

For properties in conservation areas like those in Lytham, St Annes, and Kirkham, there are additional considerations. These properties often have restrictions on alterations and may have historic fabric that requires specialist assessment. While a Level 2 Survey provides a good overview, properties of significant historical interest or unusual construction may benefit from the more detailed analysis of a RICS Level 3 Building Survey. We can advise on which survey level is most appropriate for your specific property.

• Rising and penetrating damp
• Roof defects and deterioration
• Timber rot and woodworm
• Outdated electrical systems
• Subsidence and foundation movement
• Flood damage and drainage issues