RICS Level 2 Survey in L24 1 Speke

Our RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property. We examine the roof structure including tiles, flashing, and chimney stacks, check walls for signs of cracking or movement, assess the condition of floors and foundations, and evaluate windows, doors, and joinery. The survey also includes assessment of damp levels using moisture meters, inspection of timber elements for rot or beetle activity, and evaluation of plumbing and electrical installations where visible. Our inspectors work systematically through each element, documenting their findings with photographs and clear explanations.

In the L24 1 area, where approximately 80% of properties were built before 1980, our surveyors pay particular attention to common age-related defects. The substantial proportion of post-war housing (40% built between 1945-1980) often exhibits issues with original construction methods, including cavity wall ties that may be corroding and damp-proof courses that have failed over time. We also assess the specific risks present in this postcode, including the clay soil conditions that can cause foundation movement and the flood risk areas near the River Mersey. Every survey report includes a clear condition rating system that helps you understand which issues require immediate attention versus those that can be monitored over time.

The Level 2 format is ideally suited to conventional properties in reasonable condition, which describes the majority of homes in Speke and Garston. Unlike basic valuations, our survey provides genuine insight into the property's physical state, identifying defects that might otherwise remain hidden until significant repair costs arise. We examine both the interior and exterior of the property, including accessible loft spaces where insulation and roof condition can be assessed, and we lift accessible covers to examine drains where safe to do so. The result is a detailed picture of exactly what you are buying.

Our surveyors use specialized moisture meters to detect damp in walls and floors, thermal imaging cameras to identify heat loss and potential insulation gaps, and ladders to access loft spaces where safe to do so. We can then provide specific advice on remediation, whether that involves simple maintenance recommendations or the need for specialist contractors. For properties in L24 1, where the housing mix includes everything from pre-1919 solid-wall cottages to brand-new Bellway homes at The Aspens, our flexible approach ensures we assess each property appropriately.

• Roof structure and covering
• Wall construction and condition
• Damp and moisture assessment
• Floor structure and foundations
• Windows, doors, and joinery
• Plumbing and electrical visible fixtures
• Drainage and gutter systems
• Insulation and energy considerations

The housing stock in L24 1 presents specific challenges that our surveyors are trained to identify. The predominance of brick-built properties, while generally sound, can suffer from mortar erosion and weathering, particularly on north-facing walls that remain damp for extended periods. We regularly encounter issues with roof coverings on the 40% of properties built between 1945-1980, where original slate or tile roofs may be reaching the end of their serviceable life. Missing tiles, degraded lead flashing, and blocked gutters are common findings that, if left unaddressed, can lead to penetrating damp and structural damage.

The clay soil geology underlying much of the L24 1 area creates potential for subsidence and ground movement, particularly where large trees are present near foundations. Our inspectors assess the signs of such movement, including cracking patterns in walls and doors or windows that no longer close properly. While not all properties are affected, properties on Speke Boulevard and areas near the River Mersey may also face flood risk considerations that we flag in our reports. The surface water flooding risk in certain parts of this postcode means we pay particular attention to drainage, ground levels, and any evidence of previous flooding.

For the 15% of properties built pre-1919, we assess the specific challenges of older construction, including potential solid wall construction without cavity insulation, older wiring that may not meet current regulations, and the possibility of asbestos-containing materials in pre-1990s builds. The 25% of properties from the 1919-1945 period often incorporate period features that may require specialist restoration rather than modern replacement. Understanding these local construction patterns helps us provide accurate, relevant advice that reflects the real condition of L24 1 properties.

Properties in the newer developments like The Aspens and South Croxteth Place, while built to modern standards, can still have defects that builders need to rectify. Our surveyors check for issues with sealants, window installations, plumbing fittings, and other items that may have been installed incorrectly. Even new builds benefit from our independent inspection, as we identify snagging items that the developer should address before completion.

• Roof tile deterioration and missing slates
• Rising and penetrating damp
• Foundation movement on clay soils
• Outdated electrical installations
• Blocked or damaged gutters
• Window and door frame decay
• Chimney stack deterioration
• Asbestos in older properties

The L24 1 area has seen significant new development in recent years, with Bellway's The Aspens and Miller Homes' South Croxteth Place both offering modern homes on Speke Boulevard. While these new-build properties benefit from modern building regulations and construction methods, they still require independent survey inspection. Our RICS Level 2 Survey can identify defects that the developer's own quality checks may have missed, from issues with window seals to problems with drainage falls.

Even in new construction, defects can occur during the building process or materials may not meet specifications. Our inspectors have found issues with incomplete work, missing fixtures, inadequate insulation, and drainage problems in newly built properties across the Liverpool region. The small additional cost of a survey provides valuable protection on what is likely your largest single purchase.

For buyers at The Aspens development, where prices start from £249,995 for Bellway's 3 and 4-bedroom homes, a Level 2 Survey ensures you receive exactly what you paid for. Similarly, properties at South Croxteth Place from Miller Homes, starting at £239,995, benefit from our independent inspection before you commit to the purchase. Many buyers have been glad of their survey when identifying items that the builder has subsequently rectified.