RICS Level 2 Survey in Kirkby (L32)

Our RICS Level 2 survey provides a comprehensive inspection of the property's condition, focusing on all major visible elements including walls, roof, floors, doors, and windows. Our surveyor will assess the general condition of the building, identify any urgent defects that require immediate attention, and highlight areas where further investigation by specialists may be necessary. We examine both the interior and exterior of the property, gaining access to all accessible areas including the roof space and under-floor voids where safe to do so. Our team uses their extensive experience to spot issues that less experienced inspectors might miss, such as subtle signs of subsidence or concealed damp problems.

In Kirkby, where a significant proportion of properties were built between 1950 and 1976, our surveyors pay particular attention to common issues affecting mid-20th-century construction. This includes checking the condition of cavity wall construction, assessing whether original damp-proof courses remain effective, and evaluating the condition of timber windows and doors. We also inspect rainwater goods, gutters, and fascias, which are particularly vulnerable to deterioration in this age of property. Many properties in the L32 area feature pebble-dash render or painted brickwork, and our surveyors know exactly what to look for when assessing the condition of these external finishes.

The survey includes a clear traffic light rating system that instantly highlights the most serious issues discovered during the inspection. Green indicates no issues requiring attention, amber flags defects that should be noted and may require negotiation with the seller, and red highlights serious problems that could affect the property's value or safety. This straightforward system helps you understand exactly what you're buying and at what cost. Our reports also include a market valuation and insurance rebuild cost figure, which can be invaluable when arranging your mortgage and buildings insurance.

Beyond the standard inspection elements, we also assess the property's environmental context. Kirkby's geology beneath the surface is primarily Sherwood Sandstone Group bedrock with superficial till deposits (boulder clay) from glacial periods. While the shrink-swell clay hazard is generally low in this area, our surveyors remain alert to any signs of foundation movement or drainage issues that could indicate localized ground instability. We also note the property's proximity to watercourses like Kirkby Brook and Simonswood Brook, as parts of L32 have medium to high flood risk from rivers and surface water.

• Structural walls and foundations
• Roof covering and structure
• Windows, doors, and joinery
• Damp and moisture assessment
• Electrical and plumbing overview
• Insulation and ventilation check

The housing stock in Kirkby presents several typical defects that our surveyors regularly identify during Level 2 inspections. Given that much of the area was developed as a post-war new town, damp issues are particularly common. Rising damp occurs when ground moisture travels up through brickwork, often due to failed or non-existent damp-proof courses. Penetrating damp results from defective rainwater goods, damaged roof coverings, or poor mortar pointing allowing water to enter the structure. Our surveyors know exactly where to look for these problems in local properties, checking behind furniture and inside cupboards where damp is often concealed.

Roof condition is another significant area of concern in L32. Properties built in the 1950s through 1970s often feature concrete or clay tile roofs that have reached or exceeded their expected lifespan. Our surveyors inspect roof coverings, flashings, valleys, and chimneys for signs of damage, slipped tiles, or moss growth that could indicate underlying moisture penetration. Gutters and downpipes are checked for blockages, leaks, or inadequate fall that could cause water to overflow and damage fascias and soffits. In Kirkby's semi-detached properties, we pay particular attention to the condition of shared chimney stacks and communal drainage systems.

Electrical and plumbing systems in mid-century properties frequently fail to meet current regulations. Original rubber-sheathed wiring and lead pipes remain in some properties, presenting both safety concerns and potential insurance implications. Our survey includes a visual inspection of the electrical consumer unit, wiring, sockets, and plumbing visible pipework, flagging any obvious deficiencies or areas requiring professional electrical or plumbing inspection. We also note the absence of modern insulation in lofts and cavity walls, which can significantly affect a property's energy efficiency and heating costs.

Asbestos-containing materials are another consideration in Kirkby's older properties. Materials used before the year 2000 may include Artex textured coatings, insulation boards, and some roofing materials. Our surveyors are trained to identify potential asbestos-containing materials and will recommend a professional asbestos survey where necessary. Additionally, we assess the condition of windows, many of which in 1960s and 1970s properties are original timber frames that may be rotting or difficult to operate. Many homeowners in Kirkby have replaced original windows with uPVC, but we check both old and new installations for proper fitting and operation.

• Rising and penetrating damp
• Roof tile deterioration
• Gutter and fascia decay
• Outdated electrical wiring
• Lead or iron plumbing
• Asbestos-containing materials

With 398 property sales in the last 12 months and prices averaging £171,941, the Kirkby housing market is active and competitive. a first-time buyer purchasing a terraced house on one of the many estates around Kirkby town centre, or a family moving to a larger detached property in areas like Simonswood or Southdene, a RICS Level 2 survey provides essential protection for your investment. The cost of a survey - typically between £400 and £600 for a standard property - is minimal compared to the potential cost of discovering serious defects after you've completed your purchase.

The geography of Kirkby brings specific considerations that our surveyors understand intimately. The area sits on Sherwood Sandstone bedrock with overlying glacial till deposits, and while the shrink-swell clay risk is low, localized drainage issues can occur, particularly near the various watercourses that run through the area. Parts of Kirkby, especially areas adjacent to Kirkby Brook and Simonswood Brook and sections near the M57 motorway, have medium to high flood risk from surface water. Our surveyors note these environmental factors and assess whether properties have appropriate drainage and flood resilience measures in place.

Kirkby's economy benefits from major employers including the nearby Knowsley Business Park and numerous logistics and distribution centres along the motorway network. The regeneration of Kirkby town centre has brought new retail and leisure facilities, making the area increasingly attractive to families and commuters. With good transport links to Liverpool city centre, many buyers work in the city but live in Kirkby for more affordable housing. Our surveyors understand the local market dynamics and how property condition affects values in different parts of the L32 area, from the older housing estates to the newest developments.

The predominant construction method in Kirkby's post-war housing is cavity wall construction with brick outer leaves and block inner leaves, typically with timber roof structures and concrete ground floors. Our team has inspected hundreds of properties built using these methods and knows precisely what to look for when assessing their condition. We understand how different builders approached construction throughout the decades and can identify when materials or techniques used by specific developers may have caused problems. This local knowledge is invaluable when assessing the true condition of a property in Kirkby.