RICS Level 2 Survey in L40 2

Our RICS Level 2 Survey, also known as a Homebuyer Survey, provides a thorough inspection of the property's condition and identifies any significant issues that may affect its value or require attention. We examine the roof structure, walls, windows, doors, dampness, timber condition, and all accessible areas of the property. The survey is particularly valuable in the L40 2 area, where approximately 68% of properties were built before 1980 and may have hidden defects that are not immediately visible. This age profile means many homes will have original features that require careful assessment.

In the Burscough and Mawdesley area, we frequently encounter issues related to the local geology. The area sits on superficial deposits of till (boulder clay) over bedrock of Sherwood Sandstone Group, and this clay-rich soil can cause foundation movement, particularly during periods of extreme weather. Our surveyors are trained to identify signs of subsidence, cracking, and other structural concerns that may be linked to the shrink-swell behaviour of the underlying boulder clay deposits. We have seen properties affected by tree roots drawing moisture from the clay, causing seasonal movement that manifests as cracking in walls and ceilings.

We also check for flooding risk, which is relevant for many properties in the L40 2 area given the proximity to the River Douglas and Leeds and Liverpool Canal. Properties in lower-lying areas around Burscough may face surface water flooding issues, and our survey will flag any evidence of previous flooding or damp-related problems. The area's relatively low-lying nature means drainage is an important consideration, and we assess the effectiveness of existing drainage systems during our inspection.

The survey also includes a market valuation based on our knowledge of the local property market and recent sales data, along with a rebuilding cost estimate for insurance purposes. We reference the property's energy efficiency rating to give you a complete picture of the home's performance. This combination of information helps you make an informed decision about your purchase and plan for any future expenses.

• Visual inspection of all accessible areas
• Assessment of construction and condition
• Identification of defects and potential repairs
• Market value and insurance rebuild cost
• Energy efficiency rating reference
• Flood risk assessment

The L40 2 area has seen significant new development in recent years, with several major housing developments bringing modern properties to the market. Barratt Homes is building at The Pastures in Burscough, offering 3 and 4 bedroom homes from £279,995 to £369,995. Miller Homes has Mawdesley Gardens in Mawdesley, with 3, 4, and 5 bedroom properties ranging from £269,995 to £499,995. Rowland Homes is also developing The Grange on Liverpool Road North, providing additional options for buyers seeking new construction in the area.

While new build properties may seem to require less scrutiny, a RICS Level 2 Survey is still valuable for identifying any snagging issues, construction defects, or areas where the builder's warranty may not provide adequate protection. Our surveyors understand modern construction methods, including cavity wall insulation and contemporary roofing systems, and can identify any issues that may not be immediately obvious to the untrained eye. Even in new properties, we frequently find minor defects such as incomplete sealants, damaged fixtures, or issues with window installations that should be addressed by the developer.

The new build developments in L40 2 predominantly use cavity wall construction with brick external walls and internal blockwork, topped with concrete tile roofs. This is a departure from the solid wall construction found in older properties in the area. Our surveyors are familiar with the typical defects that can affect modern construction, including issues with junction details, insulation gaps, and the potential for condensation in newer, more air-tight properties. We provide a thorough assessment that complements the builder's warranty and gives you in your new home.

Our team of chartered surveyors has extensive experience inspecting properties across West Lancashire and the L40 2 postcode area. We understand the local housing market, the common defects found in properties locally, and the environmental factors that can affect buildings in this area. From the clay soils that can cause foundation movement to the flood risk in certain areas near the River Douglas, we know what to look for when inspecting a property in L40 2. Our surveyors have first-hand experience with the specific challenges posed by properties in this area.

We pride ourselves on providing clear, comprehensive reports that are easy to understand, even if you have no prior experience with property surveys. Our reports use a traffic light rating system to clearly indicate the condition of each area, with red indicating urgent issues that require immediate attention, amber for defects that should be addressed, and green for areas in satisfactory condition. We also provide market valuation and rebuild cost estimates as part of the survey, which can be useful for insurance purposes and mortgage requirements. The valuation reflects current market conditions in the L40 2 area, where average prices have seen a modest decline of 1.2% over the past 12 months.

All our surveyors are RICS registered and have passed rigorous professional examinations and ongoing continuing professional development requirements. When you book a survey with us, you can be confident that you are receiving a professional service that meets the highest industry standards. We are committed to providing excellent customer service and aim to inspect your property within 5 working days of booking. Our team is available to answer your questions before and after the survey, ensuring you have all the information you need to make an informed decision about your property purchase.

Once your survey is complete, you will receive a comprehensive report that provides a clear assessment of the property's condition. The report uses the RICS traffic light system to rate each area: red for urgent issues that require immediate attention, amber for defects that should be repaired in the near future, and green for areas in satisfactory condition. Each section includes a detailed description of the issue, photographs, and our recommendation for next steps. This clear rating system helps you prioritise any necessary work on the property.

Your report also includes a market valuation, which is based on our knowledge of the local L40 2 property market and recent sales data. This can be useful for mortgage purposes and for ensuring you are paying a fair price for the property. With the average property price in L40 2 currently at £247,000 and having seen a 1.2% decline over the past 12 months, our valuation reflects current market conditions. We also provide a rebuilding cost estimate, which is the cost to rebuild the property if it were destroyed, which is essential information for insurance purposes. Many homeowners discover they are underinsured after receiving this information.

We understand that survey reports can be technical, which is why we encourage you to contact us after receiving your report if you have any questions. Our surveyors can talk you through the findings, explain any technical terms, and provide advice on the best course of action for any issues identified. Whether you need to negotiate with the seller or simply want to budget for future repairs, we are here to help. We want you to feel confident in understanding your new property and prepared for any work that may be needed.