RICS Level 2 Survey in M44 5 Irlam

A RICS Level 2 survey, formerly known as a HomeBuyer Report, provides a detailed assessment of a property's condition without the comprehensive structural analysis of a Level 3 survey. Our inspectors examine all accessible areas of the property, including the roof space (where safe and accessible), walls, floors, windows, doors, and permanent fixtures. We assess the overall condition of the property and identify any defects that may affect its value or require future maintenance. The inspection is visual, meaning we do not lift carpets or remove plaster, but we use professional judgment to identify areas of concern that warrant further investigation.

In the M44 5 area, our surveys commonly identify issues related to the age and construction type of local properties. Many homes in Irlam and Cadishead were built between and after the two world wars, meaning they often feature traditional brick construction with various roofing materials including clay, concrete, and slate tiles. These properties may have original features that require careful assessment, as well as potential issues arising from decades of wear and tear. We frequently find evidence of previous movement in properties built on the clay soils found near Glazebrook, where shrink-swell behavior can cause foundation issues over time.

Our survey reports use a clear traffic light system to highlight the condition of different areas. Red indicates serious issues requiring urgent attention, amber flags areas with potential problems that should be monitored, and green confirms areas in satisfactory condition. Each section of the report includes practical recommendations and estimated costs for repairs, helping you plan for future expenditure and negotiate with sellers where appropriate. We also include advice on urgent safety issues that may require immediate attention from qualified professionals.

The survey includes assessment of damp and moisture levels using moisture meters, evaluation of the condition of windows and doors, inspection of services (where accessible), and review of any extensions or alterations that may have been carried out on the property. We will also note any obvious signs of contamination from previous industrial use, which is particularly relevant in parts of Irlam where former factory sites have been redeveloped for housing.

• Structural integrity assessment
• Damp and moisture detection
• Roof condition and insulation
• Electrical and plumbing observations
• Window and door functionality
• Boundary and exterior inspection

The M44 5 area presents several unique considerations for property purchasers. The geology of the region includes Chat Moss, a significant peat bog to the north of Irlam, and pockets of clay soil in the Glazebrook area. These ground conditions can affect properties in different ways. Peat soils are prone to shrinkage and settlement, while clay soils experience shrink-swell behavior depending on moisture levels. Both can contribute to movement in foundations over time, which our surveyors know to look for when assessing properties in the area. We have surveyed numerous properties showing signs of past movement related to these ground conditions.

The proximity to the Manchester Ship Canal and the Rivers Irwell and Mersey means some properties in lower-lying parts of M44 5 may have flood risk considerations. While specific flood risk varies by exact location, our surveyors will note any visible signs of previous water damage or flood mitigation measures during their inspection. We can advise on whether a more detailed flood risk assessment using Environment Agency resources would be beneficial for your particular property. Properties in areas closer to the river channels may require particular attention to drainage and damp proofing.

Historical industrial activity in Irlam and Cadishead has shaped the local housing landscape. The Northbank Industrial Estate remains a major employment hub, with employers like Kingsland Wine & Spirits (employing around 300 people) providing jobs for local residents. Former industrial sites have been redeveloped for housing, meaning some properties in the area may have been built on previously contaminated land. Our surveyors are aware of these factors and will note any visible signs of ground instability or unusual settlement patterns that might relate to the site's history. We have identified properties where past industrial use has left residual issues that required further investigation.

The recent development activity in the wider Irlam area includes the ForHousing development on Allotment Road, completed in July 2025, which brought 20 new 1 and 2-bedroom flats to the area. While this particular development is in the M44 postcode (not specifically M44 5), it demonstrates ongoing investment in the area. If you are purchasing a newer property, our survey can still identify any construction defects or issues arising from the building warranty period that may not be immediately apparent to an untrained eye.

Your RICS Level 2 survey report is designed to be clear and actionable. Each section of the property receives one of three condition ratings. Condition Rating 1 means the element is in good condition and no repair is needed. Condition Rating 2 indicates defects that require attention but are not serious or urgent. Condition Rating 3 denotes serious defects that require urgent attention or that will require significant repair in the near future. The report uses a traffic light system to make it easy to identify which areas need immediate attention.

The report also includes an Energy Efficiency section that highlights the property's current energy performance. While this is not as detailed as a full EPC assessment, it provides useful information about the insulation, heating, and windows that affects both your comfort and ongoing running costs. Given the age profile of many properties in M44 5, this section often identifies opportunities for improvement that could reduce your energy bills. Many Victorian and post-war properties in the area have solid walls or inadequate insulation, which our surveyors will flag.

We understand that not everyone is familiar with construction terminology, so we keep our reports jargon-free where possible. Where technical terms are necessary, we explain them clearly. Our goal is to provide you with a document that helps you understand exactly what you are buying and what maintenance or repairs you can expect in the years ahead. Each section includes an overall opinion on the condition, followed by a summary of the specific defects identified and their likely cause.

If our survey identifies serious defects, we can recommend further investigations by specialists such as structural engineers, damp specialists, or radon assessors. We provide contact details for trusted professionals if needed. The report also includes guidance on insurance implications for certain defects, which is particularly relevant for properties in mining areas where buildings insurance can be more expensive or difficult to obtain.