RICS Level 2 Survey Lancashire

Our RICS Level 2 Survey provides a detailed assessment of the property's condition, focusing on all major visible elements including the roof structure, walls, windows, doors, dampness, and timber conditions. The survey includes a systematic inspection of the exterior, interior, and visible services such as plumbing and electrical installations. Our inspectors move furniture and lift trap doors where it is safe to do so, providing a comprehensive view of the property's actual condition rather than just its cosmetic appearance.

In Lancashire's varied housing stock, our surveyors pay particular attention to issues commonly found in the region's properties. Many homes here feature traditional solid-wall construction using local sandstone or red brick, and our inspectors know exactly what to look for in these older buildings. We check for rising damp, which is prevalent in properties lacking modern damp-proof courses, and assess the condition of slate or tile roofs that adorn many period homes across the county. For properties in former mining areas around Wigan and parts of East Lancashire, we specifically look for signs of subsidence or ground movement that may relate to historical colliery activity.

Our surveyors are trained to identify defects that might not be immediately obvious to untrained eyes. We examine the condition of lead flashing around chimneys, check for signs of rot in timber windowsills and door frames, and assess the adequacy of guttering and drainage systems. In properties with suspended timber floors - common in older Lancashire homes - we lift corner edges where accessible to check for woodworm or wet rot. We also note the condition of any boundary walls, which can be particularly important in terraced properties where shared walls may have a history of repair issues.

• Roof and chimney condition
• Wall structure and damp
• Windows, doors, and joinery
• Plumbing and electrical visible fixtures
• Timber floors and woodworm
• Garage and outbuildings

Lancashire boasts a remarkably diverse housing stock, with terraced properties accounting for 37.6% of sales, semi-detached homes at 32.9%, detached properties at 21.9%, and flats making up 7.5%. This mix reflects the county's rich industrial heritage, with many terraced houses built to house workers in the cotton mills and coal mines of the 19th and early 20th centuries. Understanding the typical construction methods helps our surveyors target their inspections effectively - whether assessing a traditional stone-built cottage with solid walls or a more modern cavity-wall property.

Our inspectors frequently encounter damp-related issues in Lancashire properties, particularly rising damp in older terraced houses with original solid walls. The county's climate, with its significant rainfall, can exacerbate damp problems when properties lack adequate ventilation or have defective damp-proof courses. Roof conditions also feature prominently in our survey findings, with many older properties still sporting original slate roofs that, while characterful, may be reaching the end of their lifespan. Lead flashing deterioration and damaged gutters are common issues that our surveyors note during inspections.

Properties in flood-risk areas along the River Ribble, River Lune, and coastal zones around Morecambe Bay receive particular attention during our surveys. We note the condition of any existing flood mitigation measures and advise on the history of flooding in the vicinity. For properties in conservation areas - and Lancashire has many, protecting the unique character of towns like Lancaster, Clitheroe, and Whalley - our surveyors understand the additional considerations that apply to older properties and any restrictions on alterations or improvements.

The geology of Lancashire presents specific challenges that our surveyors understand well. Much of the county sits on clay deposits, particularly boulder clay, which creates shrink-swell risk during periods of extreme wet or dry weather. This ground movement can affect foundations, particularly in properties with shallow footings. Our inspectors look for signs of this type of movement, including cracking patterns in walls and doors or windows that stick or don't close properly.

While Lancashire's housing market is dominated by older properties, new developments do exist across the county. Major builders including Barratt Homes, David Wilson Homes, Persimmon Homes, and Taylor Wimpey have active developments in areas such as Langho, Colne, Cottam (Preston), Whittingham, Greenhalgh, and Clayton-le-Moors. New build properties at developments like The Pastures in Langho (prices from £269,995), Cottam Gardens in Preston (from £239,995), and Highfield in Clayton-le-Moors (from £219,995) still benefit from a Level 2 Survey to identify any construction defects before the warranty period expires.

Our surveyors have inspected numerous new build properties in Lancashire and are familiar with the common issues that can arise in recently constructed homes. While Buildmark or other warranty providers cover structural defects, many new properties still have snagging issues that fall outside warranty protection. A Level 2 Survey conducted before the final completion inspection allows you to identify problems that the developer should rectify. Additionally, for new builds in areas with clay soils - much of Lancashire's geology includes shrink-swell clay deposits - our inspectors can advise on any ground movement considerations that may affect the property.

Properties in newer developments may appear to be in pristine condition, but our trained eyes spot issues that the builder's completion checklist might miss. We check for adequate ventilation in roof spaces, proper installation of windows and doors, and the condition of external render and cladding systems. Even in recently constructed homes, we often find minor defects that should be corrected under the builder's snagging responsibilities. For developments like Stone Bridge Fold in Preston (from £174,995) and Waterside in Greenhalgh (from £299,995), a Level 2 Survey provides that essential second opinion before you commit to your purchase.