RICS Level 2 Survey in Liverpool L27

Our RICS Level 2 survey is a comprehensive visual inspection of all accessible parts of the property. The surveyor works through the exterior, examining external walls, roof coverings, chimneys, gutters, downpipes, and drainage, before moving methodically through the interior to assess walls, ceilings, floors, doors, windows, and key fixtures. In L27, where a significant proportion of properties date from the post-war period and earlier, this kind of thorough inspection matters. Homes built between the 1940s and 1980s can carry issues with damp-proof courses, cavity wall ties, and dated heating or electrical systems that are worth knowing about before you exchange.

We inspect the roof space where safe access permits, checking the condition of rafters, sarking felt, insulation, and any visible timbers for signs of rot, woodworm, or structural movement. Roof defects are among the most common findings in L27 properties, particularly on pitched roofs with concrete or clay tiles that have not been replaced for several decades. Blocked or cracked guttering and failing flashings around chimneys are frequent issues that our surveyors identify and rate clearly in the report so you know exactly what needs addressing and how urgently.

Inside the property, we evaluate kitchens, bathrooms, and WCs for condition and note deficiencies in fixtures or fittings. Visible plumbing and electrical installations are checked for obvious safety concerns or signs they fall short of current standards. Many properties in L27 have original wiring and heating systems installed in the 1960s and 1970s that are approaching the end of their useful life. Our report flags these so you can factor potential upgrade costs into your budget before you commit. We also note any evidence of asbestos-containing materials, which are common in properties built before 2000 and require careful management or removal.

The geology beneath L27 is predominantly boulder clay overlying Triassic sandstone. Boulder clay has a moderate to high shrink-swell potential, meaning it expands when saturated and contracts during dry periods. This characteristic can affect foundations, particularly where large trees are nearby or where original strip foundations are shallow. Our surveyors check for signs of structural movement, including diagonal cracks, misaligned door frames, and uneven floors, which can indicate that ground movement has already occurred. Where these signs are present, the report will recommend further investigation by a structural engineer.

• External walls and structural elements including brickwork and pointing
• Roof covering, gutters, downpipes, and drainage
• Windows, doors, and external joinery
• Damp, timber decay, and woodworm assessment
• Visible plumbing, heating, and electrical elements
• Insulation, ventilation, and energy performance considerations
• Signs of structural movement including subsidence indicators
• Presence of potentially hazardous materials such as asbestos

Damp is consistently among the most common defects our surveyors find in L27 properties. Rising damp, penetrating damp, and condensation-related issues all appear regularly, particularly in properties from the 1950s, 1960s, and 1970s where damp-proof courses may have failed or where ventilation is inadequate. Post-war cavity wall construction, which makes up a large part of the L27 housing stock, can suffer from cavity fill deterioration or bridging that allows moisture to cross from the outer leaf to the inner wall. Early identification of damp helps buyers understand the likely cost of remediation, which can range from simple ventilation improvements to more substantial underpinning of damp-proof courses.

Roof defects are the second most frequently identified category of issues in L27. The majority of properties here have pitched roofs with concrete or clay tiles, and on homes that have not had significant maintenance, missing or slipped tiles, worn felt, and cracked or missing flashings around chimneys and parapet walls are common. Guttering and downpipes blocked with debris or suffering from joint failures are also frequently noted. In a city with Liverpool's rainfall levels, keeping water out of the building fabric is the most important ongoing maintenance task, and a survey gives you a clear picture of where the roof is in its lifecycle before you take ownership.

Timber defects, including woodworm (common furniture beetle) and wet or dry rot, are found in older properties throughout L27, particularly in roof timbers, ground floor joists, and door and window frames. Properties from the early post-war period often have original timber floors and structural timbers that have never been treated. Woodworm damage is frequently discovered during the roof space inspection, while ground floor rot typically relates to inadequate sub-floor ventilation. Both issues are manageable when identified early, but can be expensive to remediate if left to progress.

Outdated electrical and heating systems are a recurring theme in properties from the 1960s to 1980s throughout L27. Original consumer units, rewirable fuses, and rubber-insulated wiring have long since passed their design life and do not meet current Part P regulations. Similarly, many properties still have original boilers and hot water cylinders that are significantly less efficient than modern alternatives. Our survey notes the visible condition of these services and flags where specialist further investigation is recommended, giving buyers an accurate picture of potential upgrade costs before exchange.

Asbestos-containing materials are present in a proportion of L27 properties built before 2000. Textured ceiling coatings, partition board linings, pipe lagging, and insulation around boilers and flues may contain asbestos fibres. While materials in good condition that are not disturbed pose a low risk, any planned renovation or extension work requires a formal asbestos survey before contractors begin. Our Level 2 report notes the presence of suspect materials and recommends specialist asbestos surveying where appropriate.