RICS Level 2 Survey in Kirkby (L32 1)

The RICS Level 2 HomeBuyer Survey is designed for properties in reasonable condition and provides a detailed assessment of the visible and accessible elements of the building. Our surveyors examine the walls, roof, floors, doors, and windows, checking for signs of damage, decay, or structural movement that could affect the property's value or require expensive repairs. We visually inspect the condition of all major building elements without carrying out any invasive opening up of the structure.

We specifically look for common issues found in Kirkby's housing stock, which predominantly consists of post-war properties built from the 1950s onwards. This includes checking for damp proof courses, inspecting roof coverings and gutters, examining the condition of external render and brickwork, and assessing the condition of any outbuildings or boundaries. Many properties in L32 1 feature rendered or pebble-dashed external finishes, which can deteriorate over time and allow penetrating damp to take hold if not properly maintained.

Our report also includes a market valuation and insurance rebuild cost estimate, giving you a complete financial picture of your potential purchase. We base our valuation on current market conditions in the L32 1 area, using data from recent property sales and our knowledge of local market trends. The insurance rebuild cost is calculated according to RICS guidelines and reflects the cost of rebuilding the property from scratch if it were destroyed.

The survey report uses clear RICS traffic light ratings so you can quickly identify which issues need immediate attention and which are likely to require future maintenance. Red-rated items represent serious defects requiring urgent repair, amber indicates issues that should be addressed reasonably soon, and green confirms areas in acceptable condition. This straightforward approach helps you prioritise repair costs and negotiate with sellers if significant problems are identified.

• Walls and external brickwork
• Roof, chimneys, and gutters
• Floors, stairs, and ceilings
• Windows and doors
• Damp proof courses and ventilation
• Electrical and gas services (visual check)
• Outbuildings and boundary walls

Kirkby's housing stock presents several area-specific issues that our surveyors are trained to identify. The predominant construction materials in L32 1 are red brick with pitched roofs covered in concrete tiles or slate, built using traditional cavity wall construction. Many properties from the 1950s and 1960s feature rendered or pebble-dashed external finishes, which can deteriorate over time and allow penetrating damp to take hold. Our surveyors pay particular attention to the condition of render and the pointing between bricks, as these are common failure points in properties of this age.

The geology of the Kirkby area includes boulder clay deposits over Sherwood Sandstone, which presents a moderate to high shrink-swell risk. This means properties with trees or large shrubs close to the building may be susceptible to foundation movement as the clay soil expands and contracts with moisture levels. Our surveyors carefully check for signs of subsidence or heave, including cracking to external walls, doors that stick, and uneven floor levels. Properties near the green spaces around Kirkby may have more tree coverage and thus higher risk.

With a significant proportion of properties in L32 1 now over 50 years old, outdated electrical wiring and plumbing systems are a common finding. Many homes built in the 1950s and 1960s will have their original wiring, which may not meet current regulations or handle modern electrical demands safely. We visually check the consumer unit, wiring condition where accessible, and note any obvious deficiencies. Similarly, lead or galvanised steel pipes may still be present, which can affect water quality and pressure.

• Rising damp and penetrating damp
• Roof tile damage and gutter deterioration
• Subsidence risk from clay soil
• Outdated electrical wiring
• Surface water flooding
• Wall render and brickwork decay

The geology of the Kirkby area presents specific considerations for property buyers. The superficial deposits of till (boulder clay) overlying Sherwood Sandstone mean that clay soils are prevalent throughout L32 1. These clay soils have a moderate to high shrink-swell potential, meaning they expand when wet and contract during dry periods. This ground movement can affect foundations, particularly if trees are planted too close to the property or if drainage is inadequate.

While L32 1 generally has a very low risk of flooding from rivers and the sea, some localized areas may experience surface water flooding during heavy rainfall. This is particularly relevant for properties in lower-lying areas or those near the watercourses that run through Kirkby. Our report will flag if the property falls within a flood risk zone and advise on any necessary precautions. We check the grounds for evidence of previous flooding and assess the effectiveness of existing drainage.

The Kirkby area has seen significant regeneration in recent years, with the town centre receiving investment in new retail and leisure facilities. This economic growth is reflected in the stable property market, with prices showing modest growth of 1.0% over the past 12 months. However, individual property conditions can vary significantly, making a survey essential regardless of the overall market stability. The proximity to Liverpool and good transport links make L32 1 an attractive area for commuters, but this also means properties may have been subject to various alterations and extensions over the years.