RICS Level 2 Survey in Leyland PR26 7

Our RICS Level 2 Survey, formerly known as the HomeBuyer Report, is designed specifically for properties in conventional condition. During the inspection, our chartered surveyors examine the visible and accessible parts of the property, including the roof space (where safe access is possible), walls, floors, windows, doors, and extensions. We assess the overall condition of each element and flag any defects that are either severe enough to require immediate attention or may escalate into more serious problems if left unaddressed.

The survey includes a comprehensive valuation and rebuild cost assessment, which proves invaluable for insurance purposes and mortgage requirements. We examine the property's resistance to weather and moisture, checking for signs of damp, rot, or water ingress that are particularly relevant to Leyland's housing stock. Given that many properties in PR26 7 were constructed between 1945 and 1980, our inspectors pay close attention to common issues such as aging roof coverings, outdated electrical installations, and the condition of original damp-proof courses.

We also evaluate the property's surroundings, checking for potential environmental risks such as flood zones, ground stability concerns, and nearby industrial sites. In Leyland, where clay soils are prevalent, we specifically assess the risk of subsidence and heave that can affect properties with shallower foundations. The resulting report provides a clear red, amber, or green rating system for each element, making it easy to understand which areas require urgent attention.

Our surveyors use the latest RICS guidelines and technology to deliver reports that meet strict professional standards. Each report includes detailed photographs of defects, clear explanations of findings, and practical recommendations tailored to the specific property. We also provide rebuild cost valuations based on current building costs in the Lancashire area, ensuring your insurance cover is adequate.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows, doors, and joinery
• Damp and timber condition
• Plumbing and electrical visible elements
• Garage and outbuildings
• Boundary walls and fences
• Energy efficiency assessment

The housing stock in PR26 7 presents unique challenges that our surveyors are well-versed in identifying. A significant proportion of properties in this area were built during the post-war expansion period between 1945 and 1980, representing approximately 40-50% of the local housing stock. These properties often feature traditional cavity wall construction with red brick external walls and concrete or clay tile roofs, but the passage of time means wear and tear is inevitable. Our inspectors frequently encounter aging roof coverings, deteriorated flashings, and blocked gutters that can lead to penetrating damp if not addressed.

The local geology presents another important consideration for buyers in the Leyland area. The underlying clay soils in PR26 7 create a moderate to high shrink-swell risk, meaning foundations can shift during periods of extreme wet or dry weather. The area sits on superficial deposits of till (boulder clay) overlying bedrock of the Sherwood Sandstone Group. Properties with mature trees nearby or those constructed with shallower foundations are particularly vulnerable to subsidence movement. During our survey, we carefully examine walls for signs of cracking that might indicate structural movement, measuring crack widths and assessing whether they are superficial or symptomatic of more serious foundation issues.

Surface water flooding represents a localized risk in certain parts of PR26 7, particularly in built-up areas where drainage systems can become overwhelmed during heavy rainfall. While major river flooding is unlikely given the inland location, properties in lower-lying areas or those near natural drainage paths may experience water ingress during severe storms. Our survey includes assessment of flood risk and will highlight any evidence of previous flooding or water damage that could affect your decision.

The predominance of semi-detached properties in Leyland (around 40-45% of housing stock) means that shared walls and foundations are common. Our surveyors inspect both the property you are purchasing and note any obvious issues with adjoining structures that might impact structural integrity or require future maintenance agreements with neighbours. We also check for any potential issues arising from the commercial and industrial activity in the area, including proximity to the Leyland Trucks manufacturing facility and associated traffic patterns.