RICS Level 2 Survey in Hornby-with-Farleton

Our RICS Level 2 survey provides a thorough visual inspection of all accessible areas of the property. Our inspectors examine the roof structure, walls, floors, doors, windows, dampness, and woodwork - checking for signs of decay, damage, or structural issues that could affect the property's value or safety. We operate on a traffic light rating system that clearly highlights each area's condition, making it easy for you to understand where immediate attention is needed and what can be monitored over time.

For Hornby-with-Farleton properties, this is particularly valuable given the mix of housing stock in the area. With properties dating back to the 18th century alongside mid-century homes built between 1936 and 1979, our surveyors know exactly what to look for. The older stone-built properties often present different challenges compared to the more conventional post-war housing - from traditional lime mortar pointing that may have deteriorated to potential issues with damp penetration through solid walls that lack modern cavity insulation.

We specifically check for common defects found in local properties, including roof condition issues common to older buildings, any signs of structural movement that might indicate subsidence, dampness in solid wall constructions, and the condition of chimneys - particularly relevant given the character properties in the area that may feature working or disused chimney stacks. Our team has extensive experience identifying the specific issues that affect properties in this part of Lancashire, from stone wall deterioration to the challenges posed by aging roof timbers.

The inspection also covers the property's services, including electrical and plumbing installations, which is especially important given that many mid-century properties in the area will have original electrical systems that may not meet current regulations. We also assess thermal efficiency and highlight areas where improvements could reduce your energy costs, something particularly relevant for older stone properties that may have solid walls without modern insulation.

• Roof structure and covering
• Walls, foundations and substructure
• Damp proofing and dampness
• Windows and doors
• Woodwork and carpentry
• Plumbing and electrical services
• Thermal efficiency
• External areas and boundaries

Our experience surveying properties across Hornby-with-Farleton means we know the typical issues that affect homes in this area. The older properties, particularly those dating from the 18th century, often present challenges related to their traditional construction methods. Solid walls without cavity insulation are common, and while these were built to breathe with traditional lime mortar pointing, modern modifications can sometimes trap moisture and cause damp problems. We frequently find that older stone cottages require ongoing maintenance to their pointing to prevent water penetration.

Properties built between 1936 and 1979 are also well represented in the LA2 9LF postcode area, and while generally of sound construction, these mid-century homes can have their own issues. Common findings include original electrical installations that may not meet current regulations, windows and doors showing wear after decades of use, and potential damp issues particularly where ventilation has been reduced through modern modifications like double glazing. The combination of original features and modern alterations often creates specific defects that our surveyors are trained to identify.

For properties near Farleton Beck, we always pay particular attention to the surrounding land and any signs of water ingress or drainage issues. While the flood risk in the immediate area appears limited, properties with gardens bordering water features always warrant careful inspection of boundary walls and any retaining structures. Our inspectors also check for evidence of previous flooding or water damage that might not be immediately apparent during a normal viewing.

The presence of log burners and open fires in some of the older properties in the area means chimney condition is particularly important. We inspect chimney stacks for signs of deterioration, missing pointing, and damaged flues that could pose a safety risk. Many older chimneys may have been unused for years and could have hidden defects that only become apparent during a thorough survey.

• Rising damp in solid wall properties
• Roof covering deterioration
• Outdated electrical installations
• Chimney stack condition
• Window and door operational issues
• Signs of structural movement
• Drainage and guttering defects
• Timber decay in roof structures