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RICS Level 2 Surveys

RICS Level 2 Survey in Lurgan

Homebuyer Reports from RICS-qualified surveyors local to the property

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RICS Level 2 Survey in Lurgan - Homemove

Homebuyer Reports for Lurgan

High Street in Lurgan still carries late 19th century blackstone and yellow brick in places, and that tells you why a Homebuyer Report matters here. Our RICS-qualified surveyors inspect homes in reasoned detail, from older terraces near the town centre to newer semis off Silverwood Road, and we give you a clear report without delay. For many buyers, the key question is not whether a property looks tidy on a viewing, but what sits behind the plaster, the roof covering, and the visible services. Our reports are typically delivered within 5 working days of the inspection.

Lurgan’s town centre conservation area was designated in 2004, and the council data points to more than 40 listed structures within that historic core. That means a Level 2 survey is often a smart first step for conventional homes, while houses with major alterations, older fabric, or listed status may need a deeper Level 3 inspection. We also see a split in the local stock, with older masonry homes around the centre and newer schemes such as Riverside Mill, Victoria Street, Kilmore Road, and Silverwood Road bringing a different set of checks. Our role is simple, we match the survey to the property you are buying.

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Lurgan Property Snapshot

2004

Town centre conservation area

40+

Listed structures in the conservation area

New homes proposed near Silverwood Avenue

2008, 2011, 2014

Flood events noted in local data

Using listing data from home.co.uk and property data from homedata.co.uk

What a RICS Level 2 Survey Covers

A RICS Level 2 survey is a visual inspection of the accessible parts of the property. Our surveyors check the roof space where it can be reached, the walls, ceilings, floors, windows, doors, and the visible parts of the services, without lifting carpets or taking anything apart. In Lurgan, that matters on streets such as High Street and the roads leading towards the conservation area, because older masonry homes can hide damp, roof wear, and movement that are easy to miss during a short viewing.

The report uses the RICS traffic-light system, so you can see at a glance what needs action. Condition 1 means no repair is needed now, Condition 2 means there is a defect or maintenance issue that should be looked at, and Condition 3 points to a serious problem that needs urgent attention or specialist advice. We do not carry out destructive opening up, we do not test electrics or plumbing in a full engineering sense, and we do not move furniture or lift floor coverings, so the survey stays within the limits of a Homebuyer Report.

A Level 2 survey suits conventional homes in reasonable condition, usually those built within the last 100 years. If you are buying a listed building in Lurgan town centre, a heavily altered house near Silverwood Road, or a property with unusual construction, a Level 3 Building Survey is usually the better fit. That deeper report goes further into defects and repair options, which helps where the structure is more complex than a standard brick or block home.

Roof coverings and visible roof structure
Walls, ceilings, floors and openings
Visible plumbing, heating and electrical components
Damp, timber decay and signs of movement

Local Property Defects We Look For in Lurgan

Lurgan’s older homes can show the same familiar fault patterns seen in many NI towns, but the local fabric gives them a distinct edge. On and around High Street, older masonry and late 19th century detailing can hide damp penetration, flaking mortar, and timber decay where water has lingered for years. In streets linked to the conservation area, we also pay close attention to roof coverings, chimney flashing, and signs that past repairs were done with the wrong materials.

Flood history changes the way a surveyor reads the building. Parts of Lurgan have been identified in flood risk assessments, and local survey data notes events in 2008, 2011, and 2014, so we look for staining, tide marks, poor drainage, and moisture related damage in low lying areas near drainage routes towards Lough Neagh and around Drumnamoe. Newer homes on Silverwood Road, Kilmore Road, and Cornakinnegar Road are a different story, where we often focus on cracking in render, settlement around extensions, and roof or gutter details on recently built estates.

Older roof timbers can also need a close look in houses that date from the town’s linen industry era. Where a property has the sort of mixed history seen around the town centre, with older walls and later alterations, small defects can sit beside larger structural ones. Our surveyors are trained to separate everyday wear from a defect that could affect your next move.

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Local Property Defects We Look For in Lurgan

Typical Level 2 Survey Fees

Under £300k £450

£300k to £500k £550

£500k to £750k £650

£750k to £1M £750

Over £1M £850

Fixed Homemove pricing, based on the property value band.

Level 2 vs Level 3 in Lurgan

Aspect	Level 2 Homebuyer Report	Level 3 Building Survey
Best for	Conventional homes in reasonable condition, such as many newer or mid-century houses off Silverwood Road or Victoria Street	Older, unusual, heavily altered, or listed properties in the town centre conservation area
Inspection depth	Visual inspection of accessible parts only, with traffic-light ratings and practical advice	Deeper inspection with more detail on defects, causes, and repair options
Typical price	From £450	Quoted individually
Turnaround	Usually within 5 working days of inspection	Usually within 5 working days of inspection
Right for listed buildings	No, not usually	Yes, often the better choice

Booking Your Level 2 Survey

Get a quote

Tell us about the Lurgan property, including the price band and whether it sits near High Street, Silverwood Road, or one of the newer schemes around Victoria Street.

Instruct the survey

Once you are happy with the quote, we pass the instruction to a RICS-registered surveyor who knows the local stock and the common defects seen in County Armagh homes.

Arrange access

We work with the estate agent or seller so the surveyor can get in on the agreed day, whether the house is a terrace in the centre or a detached home near Kilmore Road.

Inspection day

The surveyor carries out a visual inspection of the accessible parts, checks for signs of damp, movement, roof wear, and service issues, then records the findings against the RICS Home Survey Standard.

Read the report

Your report lands within around 5 working days, with clear ratings and practical next steps, so you can act before contracts move forward.

Read the traffic-light section first

Start with the Condition 3 items, then look at the notes on roof, damp, and movement. In a Lurgan home near the conservation area or one of the newer roads off Silverwood Road, that short triage tells you where the real work sits.

Local Considerations in Lurgan

The shape of Lurgan matters. Its name, An Lorgain, refers to a long ridge, and the town’s street pattern follows that topography. Older buildings clustered around the centre and High Street often need a surveyor who can read the fabric as much as the floorplan, because small signs, like cracking over openings or staining around chimney breasts, can point to wider issues in masonry or roof detail.

Flood risk is another part of the picture. Local data identifies Lurgan as an Area of Significant Flood Risk, with flood events recorded in 2008, 2011, and 2014, and work is under way around flood cell five at Drumnamoe. That does not mean every house in town is at risk, but it does mean a buyer should pay close attention to drainage, ground levels, and any historic water marks, especially where a property sits near low lying ground or water routes feeding towards Lough Neagh.

The conservation area brings a different set of questions. Lurgan town centre was designated in 2004 and includes more than 40 listed structures, so if you are buying there, a Level 3 is often the safer option than a Level 2. We also see interest in newer housing around the town, including planned or active schemes at Riverside Mill, Victoria Street, Kilmore Road, Silverwood Road, Gilford Road, and Cornakinnegar Road, where the inspection focus shifts towards modern construction details, render, insulation gaps, and warranty related issues rather than historic brickwork.

Town centre conservation area, designated in 2004
Flood risk history at Drumnamoe
Older masonry around High Street
Newer housing on Silverwood Road and Victoria Street

Reading the Traffic-Light Ratings

Condition 1 means the item is in acceptable condition for now. You may still see normal wear, such as ageing paintwork on a terrace near High Street or slight weathering to a boundary wall, but the surveyor does not see a defect that needs action straight away. It is the quiet part of the report, and it helps separate everyday maintenance from actual repair work.

Condition 2 is where most buyers in Lurgan start making decisions. A loose ridge tile, failed sealant around a window, damp staining in a bathroom, or cracking in modern render off Silverwood Road may all fall into this band, because the issue needs attention but is not usually an emergency. Condition 3 is more serious, and in a Lurgan context that can mean signs of movement, active leakage, major damp ingress, or roof defects that need urgent investigation before you go any further.

The value of the traffic-light system is speed. You do not need to read every sentence before you know what deserves a call to your solicitor or a contractor. In a market where a buyer can be under pressure to move quickly on a house near Victoria Street or a detached home on the edge of town, that quick read can save time.

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Frequently Asked Questions

What does a Level 2 survey check?

A Level 2 survey checks the accessible and visible parts of the property, including the roof space where it can be reached, walls, ceilings, floors, windows, doors, and visible services. In Lurgan, that means we pay close attention to older masonry near High Street, newer semis off Silverwood Road, and any signs of damp or movement in the structure. The report uses traffic-light ratings and practical advice, so you can see what needs action quickly.

Is a Level 2 survey right for a home in Lurgan?

It is usually a good fit for a conventional house in reasonable condition, especially if the property is not heavily altered and was built within the last 100 years. That can suit many homes around Victoria Street, Kilmore Road, or the newer parts of town. If the home is listed, unusual in construction, or has major extensions, a Level 3 is normally the better choice.

How much does a Level 2 survey cost?

Our fixed fees start at £450 for properties under £300k, then move to £550, £650, £750, and £850 depending on the price band. The quote depends on the property value and the inspection detail needed, so a home in the centre of Lurgan may sit in a different band from a newer house closer to Silverwood Road. You get the price up front before you instruct the survey.

How long does the report take?

The report is typically delivered within 5 working days of the inspection. That gives you a fast read on defects, which is useful if the seller on High Street or the agent on a newer development wants the sale to move along quickly. If the surveyor sees something serious, you can act on it before you are locked into the purchase.

Who pays for the survey?

The buyer normally pays for the survey, because it is there to protect your side of the purchase. If you are buying a house in the Lurgan town centre conservation area or a newer home off Kilmore Road, the cost sits with you as part of the buying process. Your solicitor, lender, or agent will not usually cover it.

What should I do if the report shows a Condition 3 item?

Treat it as a priority. A Condition 3 finding means the surveyor has seen a serious defect that needs urgent attention or further specialist advice, such as a structural engineer, damp specialist, or roofer. In Lurgan, that could be a roof issue on an older High Street property or movement in a house near ground affected by water history, so speak to your solicitor before you exchange contracts.

Can a survey help me renegotiate the price?

Yes, it can. If the report finds issues that were not visible during the viewing, such as damp, roof wear, or movement, you may be able to ask for a price reduction or request that the seller carries out repairs before completion. That often matters most on older homes in the conservation area or on properties where the recent work around Silverwood Road has not been documented well.

Does a mortgage valuation count as a survey?

No. A mortgage valuation is for the lender, not for you as the buyer, and it does not give the same level of detail as a Homebuyer Report. If you are buying in Lurgan, especially near the conservation area or on a house with older fabric, you still need a proper RICS survey if you want to know what may need repair.

What is excluded from a Level 2 survey?

A Level 2 survey does not involve destructive opening up, lifting carpets, or full testing of services. We do not move furniture or take apart fittings, so hidden defects can remain unseen, especially in older homes around High Street where later alterations may conceal the original structure. If the property is listed, unusual, or heavily extended, a Level 3 survey gives a broader inspection.