RICS Level 2 Survey in Great Eccleston

Great Eccleston sits on the Fylde coastal plain, where the underlying geology presents particular challenges for property owners. The predominant glacial till (boulder clay) soil creates a moderate shrink-swell risk, especially during Lancashire's extreme weather patterns. When prolonged dry spells are followed by heavy rainfall, clay soils expand and contract, potentially causing movement in foundations. Our surveyors are trained to identify the signs of this type of movement, including cracking patterns and door/window sticking that may indicate subsidence or heave issues. The Carboniferous bedrock beneath the clay layer adds another dimension to ground conditions that affects properties throughout the area.

The village's housing stock reflects its agricultural heritage and later development as a commuter settlement for Preston and Blackpool. Traditional red brick properties, many dating from the 18th and 19th centuries, sit alongside post-war semis and more recent detached homes. Some historic farmhouses in the area feature rendered clay and brick construction, with sandstone ground floors and brick above - unique construction methods that require specialist knowledge to assess properly. The variety of construction types across the village means that each property requires careful, individual assessment by an experienced surveyor who understands local building traditions.

The conservation area designation in Great Eccleston protects eight Grade II listed buildings, including historic farmhouses and St Mary's Church. Properties along Blackpool Old Road and the village centre often fall within these protected zones, where preservation requirements affect what changes owners can make. If you are considering a listed property or one within the conservation area, our surveyors will note any particular concerns related to preservation requirements and traditional building materials. These properties often require more specialist attention due to their age and unique construction characteristics, and we may recommend a Level 3 Building Survey for more detailed analysis.

Great Eccleston's population of approximately 1,577 residents supports a active local community with essential amenities. The village's proximity to major road networks including the A585 and M55 makes it increasingly attractive to commuters, driving continued interest in property purchases. The annual Great Eccleston Show and monthly farmers' market reflect the village's strong agricultural roots and community spirit, while the surrounding countryside provides a desirable rural lifestyle within reach of larger employment centres.

Based on our extensive experience surveying properties throughout the Fylde area, we frequently identify several recurring issues in Great Eccleston homes. Damp problems rank among the most common findings, particularly rising damp in older properties where original damp-proof courses may have failed or were never installed. Penetrating damp is also prevalent, especially in properties with aging roof coverings where tiles have slipped or flashing has deteriorated. The traditional red brick construction common throughout the village, while durable, can be susceptible to moisture penetration if mortar joints have eroded over time. Our inspectors use moisture meters and thermal imaging to identify damp issues that might not be visible during a casual viewing.

Roof condition issues appear regularly in our surveys of properties over 50 years old. We often find slipped tiles, damaged or missing ridge tiles, and deteriorating felt underlays that can allow water penetration. The slate and tile roofs typical of the area require regular maintenance, and many older properties have not received adequate attention over the decades. Some historic properties may even have thatched roofs, sometimes covered with corrugated iron, which present unique maintenance requirements. Our inspectors thoroughly examine roof spaces where accessible, checking for signs of leakage, timber decay, and inadequate ventilation that can lead to condensation problems.

Electrical and plumbing systems dating from before the 1980s frequently fail to meet current regulations and present safety concerns. Older properties may still have legacy wiring with rubber insulation, or fuse boxes that do not incorporate modern safety devices. Similarly, lead or galvanised steel pipes, common in properties built before the 1970s, can affect water quality and are prone to leakage. Our survey reports highlight these issues and recommend further investigation by qualified electricians and plumbers. Given that approximately 60% of properties in Great Eccleston were built before 1980, the likelihood of encountering these outdated systems is very high.

Structural movement related to the local clay soils is another key concern in our surveys. Properties with shallower foundations or those with large trees nearby can experience subsidence or heave, particularly during periods of extreme weather. We check for characteristic cracking patterns, monitor door and window operation, and assess the condition of foundations where visible. Timber defects including woodworm and rot are also commonly identified in older properties, particularly in floor joists, roof timbers, and window frames where moisture has penetrated over years of exposure.

• Rising damp and penetrating damp
• Roof tile slippage and felt deterioration
• Outdated electrical wiring and consumer units
• Galvanised steel or lead plumbing pipes
• Subsidence movement from clay soil shrinkage
• Timber decay including woodworm and rot

Your RICS Level 2 Survey report uses a straightforward traffic light rating system to communicate the severity of any issues found. Properties in Great Eccleston regularly receive amber or red ratings for items such as roof condition, damp problems, or outdated electrical installations. This clear system helps you understand which issues require urgent attention and negotiation with the seller. Green ratings indicate no issues requiring attention, while amber highlights items that should be monitored or addressed. Red ratings signify serious defects that require immediate attention or further specialist investigation.

The report includes a current market valuation based on our analysis of Great Eccleston property prices and recent sales data. With 20 properties sold in the last 12 months and prices increasing by 1.9%, we provide an accurate valuation reflecting current market conditions. We also provide an insurance rebuild cost, which is essential information for arranging adequate buildings cover. For properties at The Paddocks or other new developments, the valuation component reflects the premium that new-build properties command in the current market, typically ranging from £275,000 for three-bedroom homes to over £500,000 for larger detached properties.

Following receipt of your survey report, you are in a strong position to negotiate with the seller. Many buyers in Great Eccleston have used survey findings to secure price reductions or requests for repairs before completion. With detached properties averaging £431,250 and semi-detached homes at £220,000, even a small percentage reduction based on survey findings can represent significant savings. Our detailed reports provide the evidence you need for these negotiations, potentially saving you thousands of pounds over the lifetime of your ownership.

The Level 2 Survey is particularly valuable given Great Eccleston's housing mix. With 51.5% detached properties, 28.5% semi-detached, and significant numbers of older properties predating 1980, the likelihood of encountering defects that affect value or require negotiation is high. Our surveyors understand the specific issues affecting each property type in this area, from the challenges of clay soil movement to the maintenance needs of traditional brick construction.