RICS Level 2 Survey in Formby L37 6

Our RICS Level 2 Survey, also known as a HomeBuyer Report, is designed for properties in reasonable condition. The inspection covers all accessible areas of the property, including the roof space (where safe to access), walls, windows, doors, floors, and ceilings. We examine the condition of walls, floors, stairs, and partitions, along with the condition of woodwork, finishes like paint and wallpaper, and built-in fixtures. Our surveyors also check the condition of sanitary fittings in bathrooms and kitchens, giving you a complete picture of the property's current state.

Given Formby's coastal location, we pay particular attention to signs of damp and weather damage. The area's proximity to the sea means properties can be exposed to salt air and moisture, which over time can lead to penetrating damp, rot in timber elements, and deterioration of external renders. Our inspectors are trained to spot the early signs of these issues, which are particularly common in older properties that may have outdated damp-proof courses or ventilation systems.

Formby sits on a mudstone bedrock with a superficial deposit of blown sand across most of the area, while the south-east corner near the River Alt has alluvial deposits. This geology means the shrink-swell risk associated with clay soils is relatively low, but we still check for any signs of ground movement or drainage issues that could affect the property's stability. Our surveyors understand how these local geological conditions can impact different property types in the area.

The survey also includes a market valuation and insurance rebuild cost estimate, which can be useful for mortgage purposes and ensuring you're not overpaying for the property. We provide clear condition ratings for each element - Condition Rating 1 means no repair is currently needed, Condition Rating 2 indicates repairs are needed but are not urgent, and Condition Rating 3 means urgent repairs or serious issues are present that require immediate attention.

• Full visual inspection of all accessible areas
• Damp and timber decay assessment
• Roof condition and insulation check
• Electrical and plumbing observations
• Market valuation and rebuild cost estimate
• Clear traffic light ratings for all elements

Formby's position as a coastal town brings unique considerations for property buyers. The area experiences significant surface water flood risk, with approximately 3,024 residential properties identified within the Formby Flood Risk Area. Around 22% of these properties are considered to be in high-risk areas, with the River Alt also posing a river flood threat to lower-lying properties. Our surveyors specifically check drainage systems, the condition of damp-proof courses, and any visible signs of previous flooding when inspecting properties in affected areas.

Coastal erosion is another factor we consider, particularly for properties closer to Formby Point. The coastline has experienced average erosion rates of up to 3 metres per year since around 1900, impacting the sand dunes that form a natural barrier between the sea and residential areas. While this primarily affects coastal defences and dune systems, any properties in the immediate vicinity may warrant additional consideration during the survey process.

The local housing stock in Formby reflects its development history. The town saw significant residential expansion after the railway arrived in 1848, with further growth to the west of the railway line after the 1940s. This means properties range from historic buildings dating back to the 16th century, including 27 listed buildings in the area, through to modern developments like the now-sold-out Pinewood Park on Liverpool Road, which offered 2, 3, and 4-bedroom detached and semi-detached homes. Our surveyors are familiar with the construction methods typical of each era, helping them identify relevant defects.

Properties in the Green Lane Conservation Area, centred around the cricket ground in Freshfield, include several notable buildings. May Cottage, a cruck-framed house from the 17th century, and St Peter's Church dated 1746 are among the listed buildings in this area. Properties within or near conservation areas may require more detailed assessment, and our team will advise if a RICS Level 3 Building Survey would be more appropriate for such properties.

Formby's property market has seen significant activity in recent years, with 279 residential sales in the L37 postcode district over the last 12 months. The area offers a desirable mix of coastal living and good commuter links to Liverpool and Southport, making it popular with families and professionals alike. However, the mix of property ages - from Victorian and Edwardian homes near the town centre to more modern developments like Pinewood Park - means that potential buyers face varying levels of risk from hidden defects.

Older properties in Formby, particularly those built before modern building regulations, may have outdated electrical wiring, older plumbing systems, or inadequate insulation. Properties near the coast face additional challenges from salt air and moisture, which can accelerate the deterioration of external finishes, timber windows, and roof coverings. Our Level 2 Survey identifies these issues before you commit to the purchase, giving you leverage to negotiate repairs or price reductions with the seller.

The local geology also plays a role in property condition. With Formby's sandy soil and mudstone bedrock, drainage can sometimes be a concern, particularly in properties with older drainage systems. We check the condition of gullies, gutters, and downpipes, noting any signs of blockages or deterioration that might lead to water ingress or damp problems.

For properties within or near the Green Lane Conservation Area, which includes several listed buildings dating back to the 16th century, special considerations apply. While a Level 2 Survey can still provide valuable information, some historic properties may benefit from a more detailed RICS Level 3 Building Survey. Our team will advise you if we believe a higher level of survey would be more appropriate for your specific property.