RICS Level 2 Survey in Garstang

Our RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of your potential property. We examine the walls, roof, floors, windows, doors, and structural elements, identifying defects that might not be apparent to the untrained eye. In Garstang's older properties, particularly those built before 1919 which comprise 15% of the housing stock, we frequently identify issues such as rising damp, outdated electrical systems, and deterioration of original features. Our surveyors check for timber defects including rot and woodworm, assess roof conditions including slate and tile integrity, and evaluate the condition of gutters and drainage systems.

The geology around Garstang presents specific challenges that our inspectors understand well. The area sits on superficial deposits of till (boulder clay) overlying bedrock of mudstone and sandstone, creating moderate to high shrink-swell risks that can affect foundations. We pay particular attention to signs of subsidence or heave, especially in properties showing cracks or movement near door frames or window openings. Properties near the River Wyre require careful assessment for flood risk, and we note any evidence of previous flooding or water damage that could impact your decision.

Our Level 2 Survey includes an assessment of environmental risks specific to Garstang. We check for flood risk from the River Wyre, evaluate the condition of drainage systems, and identify any potential issues with the clay soils that are prevalent in the area. For properties within the designated Conservation Area covering High Street, Market Place, and parts of Church Street, we note any alterations that might require Listed Building consent or could affect the property's historical value. The survey also covers energy efficiency considerations, highlighting areas where improvements could reduce your ongoing costs.

The 35% of Garstang properties built between 1945 and 1980 were typically constructed using cavity wall techniques, though the 15% built before 1919 often have solid walls requiring different considerations for insulation and damp resistance. Our surveyors are trained to identify the construction method at each property and assess any associated risks or maintenance requirements. We examine the condition of original features in older homes, including fireplaces, cornices, and joinery, noting their current state and any conservation implications.

• Visual inspection of all accessible areas
• Identification of defects and urgent issues
• Assessment of flood and ground risk
• Energy efficiency recommendations
• Market value commentary
• Advice on repairs and maintenance

With 60% of Garstang properties built before 1980, the likelihood of encountering significant defects is substantial. The town's mix of period properties, post-war housing, and more recent developments means each property presents unique challenges. Our Level 2 Survey is specifically recommended for conventional properties up to 150 years old, which covers the vast majority of homes in this area. The survey provides clear condition ratings that help you understand exactly what maintenance and repair work may be required post-purchase.

For buyers considering new build properties in Catterall, including those at The Paddocks, The Ridings, and The Pastures developments, a Level 2 Survey remains valuable despite the property's age. These developments by Rowland Homes and Story Homes offer properties ranging from £229,995 to £439,995, and our survey can identify snagging issues, construction quality concerns, and any problems with fixtures and fittings that builders should rectify before completion. Even new properties can have defects that aren't immediately apparent to untrained eyes.

The location of Garstang on the River Wyre creates specific flood risks that every buyer should understand. Properties in low-lying areas near the river face potential fluvial flooding, while surface water flooding can occur during heavy rainfall, particularly where drainage systems are overwhelmed. Our surveyors assess flood risk as part of every inspection, examining the property's history with flooding and any existing flood mitigation measures. This information is crucial for insurance purposes and for understanding potential future costs.

The clay soils underlying much of Garstang present foundation risks that our inspectors take seriously. Properties built on boulder clay can experience shrink-swell movement as soil moisture levels change, particularly during extended dry periods. Older properties with shallower foundations are particularly vulnerable to this type of ground movement, and our survey will note any signs of subsidence, such as diagonal cracks in walls, sticking doors or windows, or uneven floors.

Garstang's property market offers a diverse mix of housing styles reflecting its history as a market town and its more recent growth. The predominant construction materials include traditional red brick with slate or tile roofs, while older rural properties may feature stone construction. Properties built between 1945 and 1980 account for 35% of the housing stock, with a further 40% built after 1980. This means many homes were constructed using cavity wall techniques, though older properties may have solid walls that require different considerations for insulation and damp resistance.

Our inspectors regularly identify several recurring issues in Garstang properties. Damp problems feature prominently, particularly rising damp in older solid-wall properties and condensation in newer homes with inadequate ventilation. Roof defects are common, with missing or damaged tiles, failing lead flashing, and deteriorated gutters requiring attention. In properties built on the clay soils prevalent around Garstang, we frequently find evidence of subsidence or foundation movement, especially in older homes with shallower foundations that are more susceptible to ground shrinkage during dry periods.

Electrical safety is another significant concern in Garstang's older properties. Approximately 25% of homes were built before 1945, meaning many electrical systems are original or date from the mid-20th century and fail to meet current safety standards. We recommend that our clients obtain a qualified electrician to check wiring in properties built before the 1980s. Similarly, insulation standards in older properties often fall well below modern expectations, creating both comfort issues and elevated energy costs that should be addressed post-purchase.

Properties within Garstang's Conservation Area require particular attention due to their historical significance. The Conservation Area covers much of the historic town centre, including High Street, Market Place, and parts of Church Street, and contains numerous listed buildings. Alterations to these properties may require Listed Building consent, and our surveyors note any unauthorized changes that could affect your legal obligations. For properties with significant historical value, we may recommend a more detailed RICS Level 3 Building Survey to fully assess the unique construction methods and heritage considerations.