RICS Level 2 Survey in Kelsall

A RICS Level 2 survey provides a thorough inspection of the main elements of a property. Our chartered surveyors examine the walls, roof, floors, doors, windows, and ceilings, checking for signs of damp, rot, structural movement, or other defects. The survey includes a visible inspection of services such as plumbing and electrical fittings where these are accessible. We also assess any garages, outbuildings, or other ancillary structures that form part of the property.

In Kelsall's housing market, where properties range from historic 17th-century timber-framed buildings within the conservation area to modern developments like those planned at Flat Lane, our surveyors tailor their inspection to the specific property type. The village sits on interesting geology, with Wilmslow Sandstone Formation to the west and Tarporley Siltstone to the east, overlain in places by glacial till. These ground conditions can affect foundations, particularly in older properties, and our surveyors know what to look for.

The report includes a market valuation based on current Kelsall property prices and an insurance rebuild cost. We compare the property against others in the local area, considering the recent sales data showing properties selling at around £421,625 according to Zoopla. If we find any significant defects, we categorise them using a traffic light rating system, making it easy for you to understand which issues need immediate attention versus those that can be monitored over time.

Our surveyors also check the condition of boundaries, fences, and any shared access arrangements that may exist. In a village like Kelsall where properties often have generous gardens and rural boundaries, understanding the condition of these elements and any maintenance responsibilities is valuable information for any buyer.

• Structural walls and foundations
• Roof structure and covering
• Damp and timber condition
• Windows, doors, and joinery
• Plumbing and electrical visible fittings
• Floors and ceilings
• Outbuildings and boundaries

Our experience surveying properties throughout Kelsall means we know the typical issues that affect homes in this area. One of the most common problems we encounter in the village's 19th-century properties is deteriorating brickwork and mortar pointing. The harsh winter months can accelerate frost damage to older brickwork, and many properties in Kelsall show signs of spalled bricks or eroded mortar joints that may allow water penetration.

Another frequent finding in Kelsall properties relates to the condition of slate roofs. While slate was a durable roofing material, age and exposure to the elements mean that many original slate roofs now have damaged or missing slates, cracked Verges, and deteriorating flashings around chimneys. Our surveyors carefully examine roof slopes from ground level and within accessible loft spaces to assess the overall condition and identify any areas requiring immediate attention.

Given the local geology with clay-rich glacial till in some areas, we also pay close attention to potential subsidence or movement in properties. While Kelsall is not a high-risk area for mining activity, the combination of shrink-swell clay soils and mature trees near properties can cause foundation movement over time. Our surveyors check for signs of cracking, door and window binding, and other indicators of structural movement that might relate to foundation conditions.

Electrical safety is another important consideration, particularly in older properties where wiring may not meet current standards. We visually inspect consumer units, wiring that is accessible, and socket outlets, noting any obvious concerns that should be investigated by a qualified electrician before completion.

Kelsall sits within the Cheshire West and Chester district, characterised by its rural village atmosphere while still offering good transport links to Chester and Manchester. The village falls partly within a designated Conservation Area, which means properties here may be subject to specific planning restrictions. Within the conservation area, you will find buildings like Rookery Farm, an early 17th-century timber-framed listed building, alongside ranges of Victorian terraced houses that were formerly workers' cottages.

The local geology presents specific considerations for property buyers. Properties in the western part of the parish sit on Wilmslow Sandstone Formation, while those to the east are built on Tarporley Siltstone. The lower ground in the west is covered by glacial till, commonly called boulder clay, which can affect foundation conditions. While Kelsall is primarily in Flood Zone 1 (low risk from rivers), surface water flooding along the A54 has been reported during heavy storms, particularly at the Morrey's Lane junction where Storm Christoph caused internal flooding to one property.

The local housing stock shows a clear preference for detached properties, which dominated the 38 sales in the past year. Semi-detached and terraced properties are also present, particularly around the village centre. With the new Anwyl Homes development at Flat Lane offering 120 new properties opposite Kelsall Primary School, buyers now have access to both character period homes and modern new-build options. Each property type brings different potential issues, making a professional survey valuable whatever type of property you are considering.

The village provides local amenities including a primary school, community centre, doctors' surgery, chemist, local store, butchers shop, and four public houses. This level of local amenity makes Kelsall popular with families and commuters alike, contributing to steady demand for property in the area despite broader market fluctuations.

While the majority of properties currently selling in Kelsall are second-hand homes, the area is set to see significant new development in the coming years. The Anwyl Homes development at Flat Lane will bring 120 new properties to the area, including a mix of detached, semi-detached, and mews houses with one to four bedrooms. Thirty percent of these will be affordable homes, and the development is expected to launch in 2027.

Even new build properties can benefit from a RICS Level 2 survey. While these properties will be covered by NHBC warranty, a survey can identify any snagging issues or construction defects that may have occurred during the building process. Our surveyors can spot problems that might not be apparent to the untrained eye, such as inadequate sealing around windows, minor structural issues, or defects in finishing that the developer should rectify before completion.

If you are purchasing a new build in Kelsall, we recommend scheduling the survey as close to completion as possible to catch any issues that may arise during the final stages of construction. The cost of a survey is minimal compared to the it provides, and any issues identified can be raised with the developer before you take on the property.