RICS Level 2 Survey in Liverpool L28

This inspection provides a thorough visual assessment of all accessible areas of the property. The surveyor starts with the exterior, working through the external walls, roof covering, chimneys, gutters, downpipes, and drainage, before moving systematically through the interior to assess walls, ceilings, floors, doors, windows, and key fixtures and fittings. In L28, where a large proportion of properties date from the post-war period, this kind of structured inspection is particularly valuable. Homes built between the 1940s and 1980s carry specific risks relating to their construction methods and the age of their installed services, all of which our surveyors address in the report.

We inspect the roof space where safe access is available, examining the condition of rafters, sarking felt, insulation, and structural timbers for any signs of rot, woodworm infestation, or movement. Roof defects are among the most common findings in properties of this age and type. Concrete or clay tiles that have been in place for several decades may be losing their integrity, and failing felt or blocked guttering can lead to water penetration into the building fabric if not addressed. Our survey identifies these issues at the time of inspection so buyers understand the likely maintenance requirements before they take ownership.

Inside the property, we check kitchens, bathrooms, and WCs for condition and note any deficiencies in fixtures or fittings. Visible plumbing and electrical installations are assessed for obvious safety concerns or signs they fall short of current standards. Many L28 properties still contain original wiring and heating systems installed during the 1960s and 1970s. These systems are approaching or have passed the end of their useful design life and can represent a significant upgrade cost for new owners. Our report notes these elements clearly so you can factor them into your financial planning before exchange.

Damp is another common issue in post-war housing stock throughout the outer Liverpool suburbs. Rising damp, penetrating damp, and condensation can all be present in properties where ventilation is inadequate, where damp-proof courses have deteriorated, or where cavity wall construction has been compromised by inappropriate insulation fill or debris bridging. Our surveyors know what to look for and use calibrated moisture meters alongside visual inspection to identify damp that may not be apparent to the untrained eye. The report clearly describes the nature and likely cause of any damp found and recommends the appropriate remediation approach.

• External walls, brickwork, and pointing
• Roof covering, gutters, downpipes, and drainage
• Windows, doors, and external joinery
• Damp and timber decay including woodworm and rot
• Visible plumbing, heating, and electrical elements
• Insulation and ventilation assessment
• Signs of structural movement or settlement
• Potentially hazardous materials including asbestos

Damp is the most consistently identified issue in post-war residential properties across the outer Liverpool suburbs, and L28 is no exception. Rising damp can affect ground floor walls where the original damp-proof course has failed or been bridged by debris or soil built up against the external wall. Penetrating damp appears most commonly around poorly maintained roof details, window frames, and junctions between different building elements. Condensation-related damp tends to affect properties with inadequate ventilation, particularly in bathrooms and kitchens where moisture generation is highest. Our surveyors use calibrated moisture meters and careful visual inspection to differentiate between these types and recommend the appropriate treatment for each.

Roof condition is a primary concern in any property of post-war construction that has not had significant recent maintenance. Pitched roofs with concrete interlocking tiles are common across L28, and tiles of this type that have been in place for 40 or more years may be nearing the end of their effective life. Missing, slipped, or cracked tiles create entry points for water, while failing sarking felt and blocked guttering allow moisture to saturate roof timbers and insulation. Our inspection of the roof space checks structural timbers for signs of rot or woodworm, both of which are commonly found in roof spaces that have experienced periodic water ingress.

Outdated services are a significant issue in properties that have not been substantially updated since the 1960s or 1970s. Original wiring with rubber or PVC insulation from this period may have deteriorated and could represent a safety risk. Consumer units with rewirable fuses rather than modern residual current devices do not provide the same level of protection as current standards require. Older central heating boilers, hot water cylinders, and pipework are less efficient than modern alternatives and can present reliability issues. Our report notes the apparent condition of visible services and recommends specialist testing or inspection where there are clear indicators of concern.

Asbestos-containing materials are present in a proportion of properties built before 2000. In L28's post-war housing stock, textured ceiling coatings, partition board materials, pipe lagging, and boiler or hot water cylinder insulation may contain asbestos fibres. Materials in good condition and left undisturbed typically pose a low risk, but any renovation, extension, or major repair work requires a formal asbestos management survey before contractors begin. The report flags suspect materials and recommends specialist investigation where appropriate, helping you understand the full scope of any future works.