RICS Level 2 Survey Ince

Our RICS Level 2 Surveys provide a comprehensive visual inspection of all accessible areas of the property. We examine the roof structure, walls, windows, doors, plumbing, electrical installations, and damp evidence. The survey includes an assessment of the property's overall condition and highlights any defects that may affect value or require immediate attention. Ince's housing stock presents particular challenges that our surveyors know well, including the prevalence of solid brick walls in older properties, which can be more susceptible to damp penetration than modern cavity wall construction.

We specifically assess the common issues found in Ince properties. The area's older terraced and semi-detached houses often show signs of damp due to failed damp-proof courses or inadequate ventilation. Roof conditions on properties with slate or concrete tile roofs frequently reveal slipped tiles, degraded pointing, and worn felt that can lead to leaks. Our inspectors also examine the condition of rainwater goods, as defective gutters and downpipes are a frequent finding in properties across the area.

The housing stock in Ince reflects its industrial heritage, with approximately 45-50% terraced properties, 30-35% semi-detached homes, 10-15% detached houses, and 5-10% flats. Many properties were built before 1919 using traditional red brick construction with solid load-bearing walls. These older properties often have timber floor joists and roof structures that can be affected by woodworm or rot if damp has entered the building. Our surveyors also check for outdated electrical wiring and fuse boards, as many older homes still have original installations that do not meet current regulations.

The survey report includes clear ratings for each element: Condition Rating 1 (no repair needed), Condition Rating 2 (defects needing attention but not serious), and Condition Rating 3 (serious defects requiring urgent attention). We provide practical advice on next steps and estimated costs for repairs, giving you the information needed to negotiate with sellers or budget for necessary works after completion.

• Roof structure and covering
• Wall construction and condition
• Windows, doors, and joinery
• Damp and timber assessment
• Electrical and plumbing systems
• Drainage and external areas

The new developments at The Avenue (Keepmoat Homes) and The Croft (Barratt Homes) off Manchester Road offer modern properties with contemporary construction methods. While these newer homes may seem to require less inspection, a RICS Level 2 Survey remains valuable for identifying any construction defects, snagging issues, or shortcuts taken during the building process. New build properties can still have issues with window seals, roof details, damp penetration, and mechanical systems that haven't been properly commissioned.

Our surveyors apply the same thorough approach to new builds as they do to older properties. We check that all installations meet current building regulations, test windows and doors for proper operation, and assess the quality of finishes throughout. Even brand new properties can have defects that aren't immediately visible to untrained eyes, and having a professional survey gives you leverage with the developer if issues are found.

Properties at The Avenue start from £169,995 for a 2-bedroom home, while The Croft offers 3-bedroom homes from £229,995. Given these significant investments, a RICS Level 2 Survey provides valuable protection for buyers. The survey will identify any defects before completion, allowing you to request corrections from the builder rather than facing unexpected repair costs after moving in.

New build surveys in Ince also include checking the specifics of modern construction methods, including cavity wall insulation, modern damp-proof courses, and contemporary drainage systems. Our surveyors understand how these systems should function and can identify installation errors or performance issues that might not be apparent to new homeowners.

Properties in Ince face several environmental considerations that our surveyors assess during every inspection. The River Douglas running to the west of the area creates potential fluvial flood risk for properties in lower-lying locations. Surface water flooding can also occur where drainage capacity is limited, particularly after heavy rainfall. Our reports flag any flood risk identified and provide guidance on what further investigations you might want to undertake.

The underlying geology of Ince consists of Coal Measures strata with superficial glacial till deposits containing significant clay content. This creates a moderate to high shrink-swell risk for properties with shallow foundations on expansive clay soils. During dry spells, clay soils contract and can cause foundation movement, while wet periods cause them to expand. Our surveyors look for signs of this movement, including cracking to walls, sticking doors and windows, and gaps around pipe entries.

Given Ince's position within the former Wigan coalfield, our surveyors pay particular attention to potential mining-related issues. Signs of past mining activity can include ground movement, subsidence cracks, and unusual settlement patterns. While not all properties will be affected, the legacy of shallow mine workings beneath the area means we recommend a specialist mining report for most properties in Ince to check for potential hazards below the surface.

Some parts of the North West can have elevated radon levels, and while Ince is not classified as a high-risk area, our surveyors will note any factors that might suggest a radon assessment could be worthwhile. Properties with limited sub-floor ventilation or those built on certain geological formations may benefit from testing.

Ince's housing stock presents unique challenges that differ from newer or more uniform residential areas. The mixture of Victorian and Edwardian terraced properties, inter-war semi-detached homes, post-war builds, and contemporary new developments means every property requires an individual assessment. Our surveyors understand that a 1900 red brick terrace near the village centre faces different issues than a 1970s semi-detached on one of the newer estates.

The predominant construction method in Ince's older properties is solid brick wall construction, which lacks the cavity insulation found in modern homes. This can lead to higher energy costs and greater susceptibility to damp penetration. Our Level 2 Surveys assess the condition of these walls, check for adequate damp-proof courses, and advise on any ventilation improvements that might be needed.

Many properties in Ince still contain original features that require specialist assessment, including cast iron rainwater goods, original timber sash windows, and historic fireplace installations. Some older properties may also contain asbestos-containing materials (ACMs) in areas such as artex ceilings, floor tiles, or pipe insulation, particularly those built before 2000. Our surveyors identify these concerns and recommend appropriate next steps.

The local economy, driven by logistics, retail, public services, and light manufacturing, means many properties in Ince have been owner-occupied for extended periods. This can result in properties that have been well-maintained but may also have had DIY modifications that don't meet current building regulations. Our surveyors identify any non-compliant alterations that might require remediation.