RICS Level 2 Survey in L26 2

Our chartered surveyors conduct a thorough visual inspection of the property, examining all accessible areas including the roof space, external walls, windows, doors, and interior surfaces. In the L26 2 area, where we see a mix of older terraced properties from the post-war period alongside newer developments, our inspectors pay particular attention to common problem areas such as roof condition, damp penetration, and the condition of window frames. The survey identifies any defects that could have a significant impact on the property's value and provides a clear condition rating system that makes it easy to prioritise any work needed. We photograph every defect we find, so you can see exactly what our surveyor is referring to in the report.

We examine the property's services including the electrical system, plumbing, and heating. Many properties in the L26 area, particularly those built before the 1970s, may have outdated electrical wiring that does not meet current regulations. Our surveyors check the consumer unit, wiring condition, and socket outlets where visible, flagging any concerns that would require attention from a qualified electrician. Similarly, we inspect the plumbing for signs of corrosion, leaks, or outdated materials that could cause problems down the line. In older properties, we often find original galvanised steel pipes that are prone to internal corrosion and reduced water pressure.

The L26 2 area includes several housing estates developed during different periods, meaning properties can vary significantly in their construction and condition. Our inspectors are familiar with the typical issues affecting properties in this part of Liverpool, from condensation problems in older semi-detached homes to potential issues with newer builds. We provide you with a detailed report that highlights any areas requiring immediate attention, further investigation, or future maintenance planning. The report includes a market valuation and reinstatement figure for insurance purposes, which mortgage lenders often require before proceeding with your loan.

During our inspection, we also assess the property's energy efficiency by reviewing available EPC data. Many older properties in the L26 area have lower EPC ratings, and we highlight where improvements could be made to reduce running costs. With energy prices remaining high, this information helps you understand potential future expenses and any upgrades that might be needed. We can identify issues like inadequate insulation, single-glazed windows, or inefficient heating systems that could cost you money after you move in.

• Roof structure and covering
• Wall condition and damp evidence
• Window and door functionality
• Electrical system overview
• Plumbing and drainage
• Heating system condition
• Evidence of subsidence or movement

The L26 2 postcode includes several active new build developments that our surveyors regularly inspect. The Dales on Okell Drive in Halewood, developed by Hampton Developments, offers nine new homes across three floors with prices starting from £350,000. These modern properties feature high-specification finishes including open-plan kitchens with integrated appliances, air source heat pumps, and EV charging points. Even new builds benefit from a Level 2 survey, as our inspectors can identify any snagging issues or construction defects that may not be apparent to the untrained eye. We check that all fixtures and fittings have been properly installed and that the property has been completed to a satisfactory standard.

Redrow's Grace Fields development at Hilton Grange offers larger detached homes ranging from £597,000 to £617,000 for the four and five-bedroom options. These energy-efficient properties come with features like underfloor heating and ultrafast broadband. While these new homes come with the advantage of modern building regulations, a Level 2 survey still provides valuable assurance and ensures that everything has been constructed to the expected standard. Our inspectors are familiar with the construction methods used by major developers and can spot any issues specific to new-build properties, such as inadequate cavity insulation, poorly fitted windows, or defects in the air source heat pump installations.

For those looking at shared ownership options, Livv Homes offers properties starting from £135,000 in the L26 area at developments like The Bakewell on Lower Road. These three-bedroom terraced homes provide an affordable route onto the property ladder, but buyers should still commission a Level 2 survey to ensure they're getting a quality product. Regardless of purchasing a new build or a second-hand property in the area, our Level 2 survey gives you the information needed to proceed with confidence. The report highlights any issues regardless of the property's age, ensuring you know exactly what you're purchasing before committing financially. With new builds, we specifically look for defects that fall under the builder's warranty obligations.

The L26 area has seen significant development activity in recent years, with new housing estates changing the character of parts of Halewood. While these new developments offer modern construction and energy-efficient features, they're not immune to defects. Our experience shows that even brand new properties can have issues ranging from minor cosmetic defects to more serious problems with damp penetration or structural elements. Getting a survey means you can invoke the developer's warranty or request corrections before you complete the purchase, rather than discovering problems after you've moved in.

Our surveyors frequently identify several recurring issues when inspecting properties in the L26 2 area. Damp problems are particularly common in older terraced and semi-detached properties, where outdated construction methods and ventilation systems can lead to condensation and penetrating damp. Our inspectors use thermal imaging and moisture meters to identify damp evidence that might not be visible to the naked eye, providing you with a comprehensive assessment of any moisture-related issues. Rising damp in ground floor walls is a regular finding, often caused by failed or missing damp proof courses in properties built before the 1970s.

Roof condition is another area of concern, especially in properties over 30 years old. Our inspectors examine the roof covering, flashings, gutters, and fascias for signs of damage, deterioration, or missing tiles. In some properties, we find that the roof felt has deteriorated or that chimneys require attention. These issues, if left untreated, can lead to water ingress and more serious structural problems over time. Our report clearly identifies any roof defects and recommends appropriate repairs. We also check for adequate loft insulation, which is often inadequate in older properties and represents a quick win for improving energy efficiency.

Electrical safety is a priority concern in our surveys. Many properties in the L26 area still have electrical installations that were fitted decades ago and do not comply with current regulations. Our surveyors visually inspect the consumer unit, wiring where accessible, and socket outlets, flagging any obvious safety concerns that require attention from a qualified electrician. While this is not a detailed electrical test, it highlights areas that need further investigation before you move in. We commonly find outdated fuse boards, missing RCD protection, and wiring that dates back to the 1970s or earlier.

Structural movement and cracks are another category of issues we regularly identify in the L26 area. While some cracking is normal settling, our surveyors are trained to distinguish between minor cosmetic cracks and more serious signs of subsidence or structural movement. We examine walls both internally and externally, looking for patterns in the cracking that might indicate underlying problems. If we find concerns, we recommend further investigation by a structural engineer before you proceed with the purchase.

• Rising damp in ground floor walls
• Condensation in bathrooms and kitchens
• Damaged or missing roof tiles
• Deteriorated window frames and seals
• Outdated electrical wiring
• Insufficient loft insulation
• Cracks in walls indicating movement

Your Level 2 survey report follows the RICS traffic light system, making it easy to understand which areas need attention. Condition 1 (green) indicates no repair required, condition 2 (amber) means repairs are needed but are not urgent, and condition 3 (red) highlights defects that are serious and require urgent attention. This clear system helps you prioritise any work needed and understand the overall condition of the property at a glance. Each section of the report is colour-coded, so you can quickly identify which parts of the property need the most attention.

The report also includes a market valuation and a reinstatement figure for insurance purposes. Our surveyor uses their knowledge of the local L26 2 property market, including recent sales data and current market conditions, to provide an accurate valuation. This can be particularly useful if you're buying with a mortgage, as lenders often rely on the survey valuation rather than the purchase price. If the survey valuation comes in below the agreed purchase price, it could affect your mortgage offer, so it's important to be aware of this possibility.

We include an Energy Performance Certificate (EPC) data review in your Level 2 report, highlighting the property's current energy efficiency rating and any recommendations for improvement. With rising energy costs, this information helps you understand potential future running costs and any upgrades that might be needed. Many older properties in the L26 area have lower EPC ratings, and the report flags where improvements could be made. Simple measures like upgrading insulation or replacing single-glazed windows can make a significant difference to both comfort and running costs.