RICS Level 2 Survey Hornby

The RICS Level 2 Home Survey, formerly known as the HomeBuyer Report, provides a thorough inspection of the property's condition focusing on issues that affect the value and safety of the property. Our chartered surveyors in Hornby examine all accessible areas of the property including the roof, walls, floors, doors, windows, and installed fixtures. The survey identifies defects that need urgent attention as well as those that may require future maintenance, giving you a complete picture of the property's condition. We check every accessible element systematically, documenting our findings with detailed notes and photographs.

During the inspection, our surveyor will assess the construction of the property, checking for signs of damp, rot, structural movement, or timber defects that are particularly common in older properties. Given that Hornby contains a significant number of properties built before 1919, our surveyors pay particular attention to the condition of traditional stonework, original windows, and older roof structures that may require ongoing maintenance or repair. We look specifically for issues common to traditional Lancashire stone construction, including mortar deterioration, water penetration through porous stone, and the condition of lime-based pointing that may have been incorrectly replaced with cement.

The resulting report uses a clear traffic light rating system to highlight the condition of different elements, from the property's structure and foundations to its insulation and energy efficiency. This makes it easy to identify which issues need immediate attention and which can be planned for over time. The report also includes a market valuation and an insurance reinstatement figure, helping you understand the true cost of your potential purchase. The valuation is based on comparable sales data from the Hornby area and reflects current market conditions as of the date of inspection.

Our Level 2 surveys are suitable for conventional properties up to approximately 150 years old and provide exactly the information most buyers need to proceed with confidence. For older or more complex buildings, we may recommend a Level 3 Building Survey which provides a more detailed inspection including opening up areas of the property. However, for the majority of properties in Hornby, the Level 2 survey offers the ideal balance of thoroughness and value for money.

• Structural elements including walls, floors, and roof
• Windows, doors, and joinery
• Damp and moisture assessment
• Roof covering and chimney condition
• Plumbing and electrical condition notes
• Energy efficiency considerations

Hornby's housing stock reflects its position in the Lancaster district of Lancashire, with properties ranging from historic stone-built cottages to modern developments constructed within the last few decades. Traditional properties in the area were typically built using local limestone or sandstone, with solid walls rather than the cavity wall construction seen in more modern buildings. Understanding these construction methods is essential for identifying potential issues, as solid wall properties can be more susceptible to damp and may require specific maintenance approaches.

Many of the older properties in Hornby were constructed before modern building regulations were introduced, which means they may not meet current standards for insulation, electrical safety, or structural performance. Our surveyors are experienced in assessing these traditional buildings and can identify issues such as inadequate insulation, outdated electrical installations, or structural movement that may have occurred over the years. We look carefully at how the property has been modified over time, as DIY improvements carried out without proper Building Regulations approval can create issues for future owners.

The roof construction on older properties in Hornby typically features traditional timber rafters with slate or stone tile coverings. These roofs often have limited insulation and may have suffered from past repairs using non-matching materials. Our inspection includes a thorough assessment of the roof structure, checking for signs of rot, insect damage, or structural movement that could affect the integrity of the roof. We also inspect chimney stacks, which are a common source of issues in older properties and may require repointing or structural repair.

Due to the age of much of Hornby's housing stock, damp is one of the most common issues identified during our Level 2 surveys. Rising damp occurs when moisture from the ground rises through porous brick or stone walls, while penetrating damp results from water entry through damaged roof coverings, faulty gutters, or degraded pointing. Our surveyors use visual inspection techniques to identify signs of damp, including staining, salt deposits, and deterioration of plaster or timber, and we recommend appropriate remediation measures in our reports.

Structural movement is another concern in older properties, particularly those built on clay soils that can shrink and swell with seasonal moisture changes. While Hornby does not have specific mining history that would increase subsidence risk, properties built on clay subsoil can experience movement that manifests as cracks in walls, doors that stick, or uneven floors. Our surveyors are trained to identify the signs of structural movement and will recommend a structural engineer's inspection if significant concerns are identified.

Defective joinery is frequently found in older properties, particularly original windows and doors that may have been exposed to decades of weather exposure without adequate maintenance. Rotten window frames, damaged doors, and deteriorating joinery can significantly affect both the value and security of a property. Our survey includes a detailed assessment of all windows and doors, documenting any defects that require attention. We also check the condition of fascias, soffits, and bargeboards, which are common failure points on older properties.

Your RICS Level 2 survey report is designed to be clear and actionable, even if you have no prior experience with property surveys. The report is divided into sections covering each major element of the property, from the foundations and structure to the fixtures and fittings. Each section receives a rating from "good" to "urgent repair needed," allowing you to quickly identify which areas require the most attention. The traffic light rating system provides an at-a-glance summary, with red indicating areas requiring urgent attention, amber for issues that will need attention eventually, and green for satisfactory condition.

In addition to the condition assessment, the Level 2 survey includes a market valuation and a rebuild cost for insurance purposes. This valuation is based on comparable sales data for the Hornby area and reflects current market conditions. The insurance reinstatement figure helps you ensure that your buildings insurance provides adequate cover for the property. This is particularly important for older properties where rebuild costs may be higher than the market value due to traditional construction methods.

One of the most valuable aspects of the Level 2 survey is the advice section where our surveyor provides guidance on specific issues identified during the inspection. This might include recommendations for specialist investigations, suggestions for energy improvements, or advice on compliance with current regulations. Our reports are written in plain English, avoiding technical jargon wherever possible so you can easily understand the findings. If you have any questions about the report, our team is happy to provide clarification and explain any technical terms.

The report also includes a section on legal considerations that you should be aware of, including any planning or building regulations matters that may affect the property. This helps your conveyancer identify any potential issues that need to be addressed before completing the purchase. We can also provide a copy of the report to your conveyancer if required, ensuring that all parties have the information needed for a smooth transaction.

• Clear condition ratings for every element
• Market valuation based on local data
• Rebuild cost for insurance purposes
• Expert guidance on identified issues
• Recommendations for specialist surveys if needed