RICS Level 2 Survey Liverpool City Region

Our inspectors conduct a thorough visual inspection of all accessible areas of the property, inside and outside. We examine the walls, roof, floors, doors, windows, and permanent fixtures and fittings, providing you with a clear picture of the property's current condition. The survey includes an assessment of the main services such as gas, electric, water, and drainage, though we always recommend you arrange for the relevant specialists to conduct full safety inspections of these systems. Every element is assessed against RICS standards, giving you confidence in the thoroughness of our inspection.

Given Liverpool City Region's housing stock characteristics, our survey pays particular attention to common issues found in the area's older properties. With over 20% of homes in England being over 100 years old and Liverpool sharing this aging housing challenge, our inspectors are experienced in identifying problems typical of Victorian and Edwardian construction. This includes assessing roof conditions on properties with original slate coverings, checking for damp in solid-wall properties that lack cavity wall insulation, and evaluating the condition of original sash windows and timber joinery elements that are common throughout Georgian and Victorian terraces in areas like Wavertree, Edge Hill, and the Georgian Quarter.

The Liverpool City Region faces specific environmental considerations that our surveyors factor into their assessment. The area's glacial till soils, composed of clay, sand, and gravel, present a potential shrink-swell risk, particularly during periods of dry weather when clay can contract and cause subsidence. Our inspectors note any signs of movement or structural stress that may relate to ground conditions, especially in properties with mature trees nearby. Additionally, the region's high surface water flood risk means we pay attention to drainage around the property and any indicators of previous flooding in areas known to be vulnerable, such as Walton, Anfield, Wavertree, Waterloo, and Bootle.

Energy efficiency is another key focus for our Liverpool City Region surveys. With 18.7% of households in Liverpool experiencing fuel poverty compared to the national average of 13.2%, understanding a property's thermal efficiency is crucial for future running costs. Our survey highlights areas where insulation could be improved and notes any obvious defects that may be affecting the property's energy performance. We check for missing or inadequate insulation in lofts, single-glazed windows, and solid walls that have not been insulated, all of which can significantly impact heating costs.

• Visual inspection of all accessible areas
• Assessment of roof, walls, floors and foundations
• Evaluation of damp and timber conditions
• Checking windows, doors and fixtures
• Review of services and utilities
• Energy efficiency assessment
• Flood risk indicators
• Market value and rebuild cost

The Liverpool City Region is undergoing significant transformation with major new build developments changing the housing landscape. The Liverpool Waters scheme, particularly the King Edward Triangle development, is bringing 255 new apartments in a 28-storey tower to the city's northern docklands. This £1 billion project by Peel Waters represents one of the most significant urban regeneration schemes in the region. Our surveyors are experienced in inspecting new build properties, including those constructed using Modern Methods of Construction (MMC), which the city region is championing as a centre of excellence.

When surveying new build properties in Liverpool City Region, we pay attention to the unique issues that can affect modern construction methods. While new builds typically have fewer defects than older properties, our Level 2 Survey can identify any snagging issues and ensure your new home has been constructed to an acceptable standard. We check the quality of finishes, test windows and doors for proper operation, and note any defects in newly installed fixtures and fittings. For properties built using MMC, we are aware of the less established track record of these methods and conduct our inspection with appropriate thoroughness.

The region has a pipeline of over 6,500 homes planned using Modern Methods of Construction over the next decade. This represents a significant shift in how homes are built in Liverpool and the surrounding areas. If you are purchasing a property in one of these new developments, our surveyors understand the specific considerations that may apply, including warranty coverage, building control compliance, and any unique maintenance requirements associated with modern construction techniques.

The Liverpool City Region presents several environmental challenges that our surveyors take into account when assessing properties. The area is traversed by river systems and their tributaries, with significant surface water flood risk affecting thousands of residential properties. In the Liverpool Flood Risk Area alone, approximately 37,517 residential properties are at risk from surface water flooding, with nearly 18% located in high-risk areas. Our surveyors specifically look for signs of previous flooding, assess the effectiveness of drainage systems, and note any indicators that may suggest the property has been affected by water ingress in the past.

Groundwater flood risk is another consideration in parts of the Liverpool City Region. Areas in Sefton, including Crossens, Marshside, Maghull, and Aintree, are particularly vulnerable to groundwater flooding. Similarly, locations in Liverpool such as Netherley and Belle Vale, and in Knowsley including Stockbridge Village and Huyton, have notable groundwater risks. Our surveyors are familiar with these local conditions and will investigate any signs that may indicate a property is susceptible to groundwater flooding, particularly during periods of heavy rainfall.

The underlying geology of the Liverpool City Region also affects property conditions. Clay soils are present in many areas and can shrink during dry weather, potentially causing subsidence in properties with shallow foundations. Trees and vegetation near properties can exacerbate this issue by extracting moisture from the soil. Our surveyors examine the ground conditions, check for any signs of movement in the structure, and assess whether trees nearby may be contributing to ground instability. Properties in areas with sandy or gravelly superficial deposits may face different challenges, including potential settlement issues.

Our experience surveying properties throughout Liverpool and the surrounding areas has identified several recurring issues that buyers should be aware of. Damp problems are particularly common in the region's older Victorian and Edwardian terraced properties, where solid walls and original ventilation systems may not meet modern standards. Our surveyors use their expertise to identify both existing damp issues and conditions that could lead to damp problems in the future, such as blocked air bricks, inadequate ventilation in bathrooms and kitchens, or rising damp due to damaged or missing damp proof courses. Properties in areas like Wavertree, Edge Hill, and the Georgian Quarter are particularly susceptible due to the age and construction type of the housing stock.

The condition of roofing is another frequent area of concern. Many properties in Liverpool City Region have roofs that are decades old, with original slate or tile coverings that may be reaching the end of their lifespan. Our inspectors examine roof coverings, flashings, chimneys, and gutters, noting any defects that could lead to water ingress. Where access is limited, we use drones and other inspection tools to get a closer look at difficult-to-reach areas. Flat roofs on extensions and outbuildings are particularly prone to deterioration and leaks, especially where they have been in place for many years without proper maintenance.

Electrical installations in older properties often require updating to meet current safety standards. Our survey includes a visual inspection of the electrical installation, noting the type of wiring, the consumer unit, and socket outlets. We cannot test every circuit fully, but we can identify obvious safety concerns and recommend that a qualified electrician conduct a more thorough inspection before you complete your purchase. Consumer units with older-style fuses, aluminium wiring, and a lack of RCD protection are common findings in properties built before the 1990s.

The presence of unsafe cladding on medium and high-rise residential buildings is a known issue in the Liverpool City Region, as it is across the country. Our surveyors will note the presence of external wall insulation systems or cladding materials and can advise on whether further investigation into fire safety and building regulation compliance is recommended. If you are purchasing a flat in a medium or high-rise building, we strongly recommend checking whether the property has been subject to any cladding remediation works or whether any are planned.

• Damp and condensation in solid-wall properties
• Roof condition and age of coverings
• Outdated electrical installations
• Windows and doors in poor condition
• Structural movement or subsidence
• Timber decay and woodworm
• Missing or damaged pointing to brickwork
• Inadequate insulation
• Cladding on medium and high-rise buildings

Understanding the Liverpool City Region housing market context helps buyers make informed decisions. The region, with a population of just under 1.6 million and approximately 677,000 households, offers a diverse range of properties from city centre apartments to suburban family homes. The average property price of £217,000 makes Liverpool significantly more affordable than other major UK cities, with properties costing 30% less than Manchester on average and 65% less than London. This affordability, combined with the city's growing economy, makes Liverpool an attractive destination for buyers.

The Liverpool economy has been recognised as the fastest-growing city economy in the UK, with a 20% growth rate and GVA increasing to £43.3 billion in 2023. Key sectors including digital technology, health and life sciences, advanced manufacturing, maritime, and financial services are driving employment and demand for housing. The Liverpool City Region Freeport, offering tax and customs incentives, is expected to contribute £850 million to the local economy and create highly-skilled jobs. With total employment standing at 686,000 in 2023, the city's job market continues to attract new residents.

Liverpool's status as a major university city, with around 70,000 students, significantly influences the housing market, particularly in areas with high concentrations of student accommodation. The Port of Liverpool remains the UK's leading transatlantic port, driving economic growth and supporting jobs in the logistics and shipping sectors. These economic factors contribute to the ongoing demand for properties across the region, making professional surveys even more important for protecting your investment in this dynamic market.