RICS Level 2 Survey in Lathom South

A RICS Level 2 Survey includes a visual inspection of all major accessible elements of the property - the walls, roof, floors, windows, doors, and building services. In Lathom South, our surveyors specifically assess issues related to local geology (clay soils and shrink-swell), the condition of traditional brickwork, and any signs of subsidence or structural movement. We also check for damp in solid-wall properties, inspect the condition of older roof coverings common on period homes, and note any conservation area restrictions that might affect your plans for the property. The report provides clear condition ratings and highlights any areas requiring immediate attention or further specialist investigation.

RICS Level 2 Surveys in Lathom South typically cost between £400-£700 depending on the property's size, type, and value. A standard two-bedroom terraced home would be at the lower end of this range, typically around £400-£450, while a larger three-bedroom semi-detached property might cost approximately £500-£550. Detached properties with four or more bedrooms command higher fees, usually between £600-£700, reflecting the additional time required for inspection and the higher report complexity. The price reflects the property value and the time required for inspection - a four-bedroom detached house naturally takes longer to survey than a two-bedroom terrace.

Even new build properties can benefit from a RICS Level 2 Survey. While major structural defects are unlikely in recently constructed homes, our survey can identify issues with finishing quality, snagging items, or problems with windows, doors, and fittings that the developer should rectify before completion. Common issues we find in new builds include inadequate ventilation leading to condensation, poorly fitted windows and doors, minor structural defects, and issues with fixtures and fittings. New builds also come with NHBC or similar warranties, but having an independent survey provides that everything meets expected standards and documents any defects for the developer to address.

Yes, damp assessment is a key part of the RICS Level 2 Survey. Our surveyors use moisture meters and visual inspection to identify rising damp, penetrating damp, and condensation issues. In older Lathom South properties with solid walls, condensation can be more prevalent, particularly in poorly ventilated kitchens and bathrooms. Our report will advise on any remediation needed and whether the property has adequate ventilation. We also check for signs of penetrating damp, which can affect properties with degraded render or damaged roof coverings, and rising damp in properties without modern damp-proof courses.

If our survey identifies issues, your report will clearly flag them with our traffic light rating system. Red-rated items are serious defects requiring urgent attention, such as significant structural movement or dangerous electrical conditions. Amber items need monitoring or future repair, such as minor damp issues or worn roof coverings. You can then use this information to negotiate with the seller - either requesting they address issues before completion or adjusting the purchase price to account for remedial work needed. In some cases, we may recommend a specialist structural survey for further investigation, particularly if we identify significant movement or foundation concerns related to the local clay soils.

We aim to deliver your RICS Level 2 report within 5 working days of the property inspection, often sooner for standard properties. The inspection itself takes 2-4 hours depending on property size, after which our surveyor prepares your detailed report. For properties requiring urgent turnaround, we offer expedited services where available - please speak to our team when booking if you need a faster turnaround. The report is sent electronically via email, with a printed version available on request at no additional cost.

The West Lancashire area has a history of coal mining to the east and south, with some historical mining activity recorded in the broader region. While Lathom South itself may not be directly under major historical workings, the underlying geology and superficial deposits mean that a mining search would be prudent for properties in the wider area to identify potential ground stability issues. Our surveyors will note any visible signs of mining-related subsidence or ground movement during the inspection, such as characteristic crack patterns or settlement. We can advise whether a Coal Mining Search is recommended for your particular property based on its location and the surrounding area.

Properties that particularly benefit from a RICS Level 2 Survey include older homes built before 1945 with traditional construction methods, properties near trees where clay-related subsidence is a concern, and homes in or near the Lathom Park Conservation Area where heritage considerations apply. Detached properties with larger roof areas, older semi-detached homes with shared walls, and any property showing signs of movement or cracking should definitely be surveyed. Even newer properties benefit from a survey to identify any construction defects before completion, and flats can have their own specific issues with shared structures and common areas.