RICS Level 2 Survey in Leyland (PR25 1)

Our RICS Level 2 survey, also known as the Home Survey, provides a thorough inspection of the property's condition with a focus on issues that affect value and safety. We examine all accessible areas of the property, from the roof space to the foundations, identifying defects that might not be visible during a casual viewing. Our inspectors look specifically for signs of damp, structural movement, roof condition, and any issues with walls, windows, and doors that could require attention now or in the near future. We take photographs of all significant defects and provide clear descriptions that help you understand exactly what has been found.

In the PR25 1 area, we see a mix of property types including modern developments like The Ledsham and The Hampstead on Leyland Lane, alongside older terraced and semi-detached properties throughout the town. Each property type presents different challenges. New builds may have snagging issues, while older properties might have outdated electrical systems, original roofing that has reached the end of its lifespan, or hidden damp problems. Our surveyors document everything we find and provide practical recommendations for addressing any issues discovered. We use the RICS traffic light system to clearly rate each element of the property, making it easy for you to see where urgent attention is needed.

The Level 2 survey includes a market valuation and an insurance reinstatement figure, which proves particularly useful for mortgage purposes and for ensuring you have adequate buildings insurance cover. We also check for any obvious signs of subsidence, which can be a concern in areas with clay soils, and we note the condition of boundary walls, outbuildings, and any shared facilities if you are purchasing a flat or maisonette. The valuation aspect is particularly valuable in the PR25 1 market, where price variations between sub-postcodes can be significant, ranging from -27% to +86% over the past year. This gives you confidence that the price you are paying reflects current market conditions.

Our inspection covers the main structural elements including the roof structure and covering, walls both internal and external, floors and ceilings, windows and doors, and any chimneys or flues. We also carry out a visual damp and timber inspection, checking for signs of woodworm or rot in accessible timbers. Electrical and gas aspects are observed visually, though we note that a full electrical inspection should be carried out by a qualified electrician and a Gas Safe registered engineer should service any gas appliances. Boundary walls, fences, and any outbuildings are also inspected and noted in the report.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows and doors
• Damp and timber inspection
• Electrical and gas visible aspects
• Boundary walls and outbuildings

The Leyland area has seen significant new housing development in recent years, with Redrow's The Ledsham and The Hampstead developments on Leyland Lane offering modern detached homes. These properties, featuring 4 and 5 bedrooms respectively, represent the newer end of the housing stock in PR25 1. While new properties might seem like they would not need surveying, our experience shows that even brand-new homes can have hidden defects. A Level 2 survey on a new build can identify snagging issues that the developer should rectify before completion, potentially saving you thousands in repair costs.

We recommend that buyers purchasing new-build properties in PR25 1 still commission a Level 2 survey. Developers are not always forthcoming about minor defects, and having an independent inspection provides you with a documented list of issues to present to the builder. The RICS Level 2 report serves as valuable evidence if disputes arise later about the quality of construction or finishes. Common snagging issues we find in new builds include incomplete, poorly fitted windows and doors, cosmetic defects in paintwork or tiling, and issues with heating or plumbing installations.

The Level 2 survey on a new-build property also provides that the property has been constructed to acceptable standards. While you may have a warranty from the developer or a warranty provider, these often have limitations and exclusions. Having an independent survey from our chartered surveyors ensures you have a professional assessment of the property's condition from day one, protecting your investment in what is likely to be your most expensive purchase.

Our surveyors have extensive experience inspecting properties throughout PR25 1 and are familiar with the common defects that affect homes in this area. Older properties, particularly those built before 1919, often have issues with rising damp where moisture travels up through porous brickwork or stonework. This can cause decorative damage and rot in skirting boards and floor timbers if left untreated. We check for signs of damp using moisture meters and visual inspection of walls, particularly at ground floor level and in rooms with limited ventilation.

Roof condition is another frequent finding in our Leyland surveys. Original roofs on period properties may be nearing the end of their lifespan, with slipped or missing tiles, deteriorated pointing to ridge tiles, or damaged flashing around chimneys and valleys. We inspect roofs from both inside the roofspace where accessible and from ground level using binoculars. Flat roofs, particularly on extensions and outbuildings, are also common areas of concern as they have limited life expectancies compared to pitched roofs.

Structural movement, particularly settlement cracks in walls, can be found in properties across PR25 1. While some minor cracking is normal as properties settle over time, our surveyors are trained to identify signs of more serious movement that might indicate subsidence or structural issues. We note the location, pattern, and width of any cracks found and advise whether further investigation by a structural engineer is recommended. In some cases, trees or shrubs close to the property can cause subsidence as their roots extract moisture from clay soils, causing the ground to shrink.

Electrical safety is a key concern in older properties. Properties with original wiring from the mid-20th century or earlier may have inadequate earthing, outdated consumer units, or cables that do not meet current regulations. While we only conduct a visual inspection of electrical installations, we note any obvious concerns such as vintage-style rubber-covered cables, wooden consumer units, or visible junction boxes. We always recommend that a qualified electrician carries out a full Electrical Installation Condition Report before completion.

PR25 1 contains a number of older properties, including Grade II listed buildings that require specialist consideration. If you are purchasing a period property in Leyland, our RICS Level 2 survey will identify issues common to older homes such as rising damp, timber decay, outdated electrical wiring, and the condition of original features. While a full Level 3 Building Survey might be recommended for very old or complex properties, the Level 2 survey provides valuable insight for most period homes.

Properties built before 1919 often have non-standard construction methods and materials that differ from modern building regulations. Our surveyors understand these traditional building techniques and can identify where original features have been altered or compromised over the years. We also note any historic alterations that might require Listed Building Consent, which is essential if you are considering any future renovations to a listed property. In the broader Leyland area, we have inspected several listed buildings with features such as white painted and pebble-dashed brick walls and shallow pitched slate roofs.

Many older properties in Leyland have been updated over the years with modern heating systems, double glazing, and kitchen/bathroom installations. However, these improvements may have been carried out without proper building regulations approval or may have hidden defects. Our surveyors check the condition of these additions and note any areas where work appears to have been carried out without appropriate permissions. This is particularly important if you are planning to sell the property in the future, as unapproved work can affect marketability and value.