RICS Level 2 Survey in Padiham

Our RICS Level 2 surveys provide a thorough assessment of the property's visible condition, identifying any defects or issues that could affect its value or safety. We examine all accessible areas of the property, including the roof structure, walls, windows, doors, plumbing, electrical systems, and damp proofing. The survey includes a valuation element, comparing the property against similar sales in the Padiham area to ensure you are paying a fair price.

Given Padiham's geological history, our inspectors pay particular attention to signs of ground instability or subsidence related to former coal mining activities. The area has had mining operations since 1434, and while most pits closed in the 19th century, the legacy of these workings can sometimes affect modern properties. We also assess the flood risk associated with the River Calder and Green Brook, which have caused significant flooding events in Padiham, including the devastating Boxing Day 2015 floods that affected 149 properties.

The sandstone construction typical of Padiham properties requires specialist knowledge to assess properly. Our surveyors understand how industrial pollution from the cotton mills has affected the local stonework over decades, often leading to eroded sand and crumbling architectural details. We check for signs of this deterioration, as well as more common issues like damp penetration, roof condition, and the state of historical windows and doors found in the conservation area properties.

We have identified numerous properties with foundation movement related to historical mining across the Padiham area, particularly in the streets surrounding the former collieries. Our surveyors also check for structural issues in converted mill buildings like Victoria Mill, where the original industrial structure may present different challenges compared to traditional residential properties. When we examine a property, we look beyond the obvious defects to identify potential future problems that might not be apparent to the untrained eye.

• Visible structural defects
• Roof and gutter condition
• Damp and rot
• Electrical safety
• Flood risk assessment
• Mining subsidence checks

Understanding the construction methods used in Padiham is essential for any property buyer. The town is renowned for its use of locally quarried sandstone, particularly from Padiham Quarries, which was the dominant building material for walls, window surrounds, quoins, coping stones, and chimneystacks. The earliest buildings used a water-shot stone technique where stones were laid with the grain vertical to shed water effectively. After 1850, this method declined in favour of roughly hewn rubble blocks for domestic accommodation, while ashlared stone was reserved for civic buildings and higher-status townhouses.

The roofing on most traditional Padiham properties consists of sandstone flags, also locally derived, rather than the slate commonly found on other Lancashire properties. This creates a distinctive visual appearance but can present specific challenges in terms of weight loading and condition assessment. Our surveyors are experienced in evaluating sandstone flag roofs, checking for cracked or slipped flags, deterioration at the verges and ridges, and the condition of the underlying timber structure.

Properties within the conservation area often feature render or brick in addition to sandstone, particularly on later Victorian additions. We have noted that industrial pollution over the decades has caused significant deterioration to many sandstone features, with dished stone blocks and crumbling architectural detailing commonly observed on properties that were downwind of the cotton mills. This type of specific, locally-relevant defect is precisely what our surveyors are trained to identify during your inspection.

Padiham has experienced significant flooding events in recent years, most notably on December 26, 2015, when 149 properties were flooded, and again during Storm Ciara in February 2020. The town sits alongside the River Calder and Green Brook, making flood risk a genuine consideration for anyone buying property in the area. Our surveyors will assess the property's history with flooding and check for any existing flood damage or water ingress indicators.

The Padiham Flood Risk Management Scheme is currently underway, involving the construction of flood walls, earth embankments, and highway modifications to protect over 150 homes and businesses in central Padiham. This scheme covers the area from Station Road Bridge to the Former Baxi Site off Wyre Street, and along Green Brook to Green Lane. While these defences provide future protection, our surveys still evaluate the current condition of the property and any existing signs of water damage or damp.

When assessing flood risk, our inspectors look at the property's position relative to the river, the condition of any existing flood barriers or barriers, the state of drainage systems, and signs of previous water damage. We provide you with a clear understanding of the flood risk so you can factor this into your purchasing decision and potentially arrange appropriate insurance. For properties in high-risk areas, we can advise on flood resilience measures and insurance considerations.

It is worth noting that flood risk can vary significantly even within a small area, depending on the specific topography and local drainage. Our surveyors check the position of the property relative to watercourses, examine the condition of any existing flood mitigation measures, and note any visible signs of previous flooding such as water marks, damaged plasterwork, or damp patches at lower levels. This detailed assessment gives you the most accurate picture possible of the flood risk for your specific property.

Padiham's industrial heritage extends beyond the cotton mills to include a long history of coal mining that dates back to 1434. By 1848, the town was surrounded by coal pits, with numerous collieries operating in the surrounding area. While the last deep pit closed around 1870, mining continued in areas outside the town into the 1950s, and opencast mining took place during the 1960s. This extensive mining history can affect ground conditions in various ways that our surveyors are trained to identify.

The underlying geology consists of Lower Westphalian coal measures of the Carboniferous era, covered by glacial till deposits. This combination can create potential for ground instability, including subsidence related to old mine workings. Our surveyors look for signs of this type of movement, such as cracking in walls, uneven floors, or doors and windows that do not close properly. Where we identify potential concerns, we recommend further investigation by a specialist subsidence engineer.

Properties in areas with past mining activity may require more detailed assessment, and our surveyors know which streets and neighbourhoods are most likely to be affected. We have surveyed properties on many of the streets that were built closest to the former collieries, and we understand the specific signs of mining-related subsidence that may not be immediately obvious to less experienced assessors. This local knowledge is invaluable when evaluating a property's long-term stability.