RICS Level 2 Survey in PR3

A RICS Level 2 Survey, also known as a HomeBuyer Survey, is designed for conventional properties in reasonable condition that were built within the last 100 years. During the inspection, our surveyor will examine all accessible areas of the property, including the roof, walls, floors, windows, doors, and foundations. You'll receive a detailed report that highlights any defects, explains their severity, and advises on necessary repairs or further investigations. Our reports are designed to be clear and practical, giving you actionable information rather than technical jargon that doesn't help you make decisions.

In the PR3 area, where we see everything from new builds by developers like Story Homes and Bellway to older properties in conservation areas, our surveyors are familiar with the common issues affecting local housing. The report uses a traffic light rating system to clearly indicate conditions ranging from "acceptable" to "requiring immediate attention", helping you prioritise repairs and negotiate with sellers if significant problems are found. We specifically look for defects that are common in this region, including issues related to the local geology and aging building materials.

For properties in the PR3 area, particular attention is given to the local geology and environmental factors. The underlying clay-rich soils from Manchester Marl can cause shrink-swell subsidence, and properties near the River Wyre in Garstang may have flood considerations. Our surveyors know what to look for and will flag any concerns specific to the location. We check for signs of foundation movement, which is particularly important given the clay soils beneath much of this area, and we assess drainage and guttering that may be struggling with the local conditions.

The survey also includes a market valuation and insurance rebuild cost estimate, which is particularly valuable in the PR3 area where property values can vary significantly between modern developments and historic properties. This information helps your solicitor with mortgage valuations and ensures you have adequate insurance cover. Our surveyors draw on current market data for the PR3 area to provide accurate valuations that reflect local conditions. You'll receive a comprehensive report that serves as a valuable tool for negotiation and future planning.

Properties in the PR3 area face several location-specific challenges that our surveyors are trained to identify. The underlying geology includes Manchester Marl, a clay-rich formation that expands and contracts with moisture changes. This shrink-swell behaviour can cause ground movement and foundation problems, particularly in properties with shallow foundations or those with trees and vegetation nearby that draw moisture from the soil. Our surveyors specifically look for signs of foundation movement, including cracking patterns in walls, doors that don't close properly, and uneven floors. In areas like Garstang and Broughton where newer developments have been built on land that was previously agricultural, the soil conditions may still be settling, making thorough assessment even more important.

For properties in or near conservation areas like Longridge (designated in 1979 and extended multiple times), Garstang, Inglewhite, Churchtown, and Calder Vale, our surveyors pay particular attention to the condition of historic building materials and traditional construction methods. These older properties often have solid walls rather than cavity walls, which can be more susceptible to damp and may require specific maintenance approaches. Longridge in particular has a rich architectural heritage, with buildings constructed from local stone quarried at Tootle Heights, and long terraces of 19th-century mill workers' housing that characterise much of the town centre. Our surveyors understand these traditional construction methods and can identify issues that might affect older properties, from deteriorating sandstone pointing to problems with traditional timber-framed windows.

The River Wyre flows through Garstang, and while flood risk is generally low for most PR3 postcodes, properties in low-lying areas adjacent to the river warrant careful assessment. Surface water flooding can also occur after heavy rainfall, particularly in areas with older drainage systems. Our surveyors will check for signs of previous water damage and advise on any flood risk concerns. We look at the gradient of the land around the property, the condition of drainage systems, and any evidence of previous flooding that might not be immediately obvious. For properties in areas like Bonds or Cabus near Garstang, where the land drops towards the river, this assessment is particularly important.

The local economy in PR3 centres around the market towns of Garstang and Longridge, with employment coming from agriculture, light engineering, and the service sector. Garstang's traditional high street features independent stores while the town also has larger supermarkets including Booths. This mix of traditional and modern amenities makes the area attractive to families, but it's also worth noting that many residents commute to Preston or Chorley for work. The local employment context affects property values and the types of properties in demand, which our surveyors understand when providing market valuations. buying a family home near one of the new developments or a period property in a village setting, we can advise on how local market conditions might affect your investment.

Our experience surveying properties across the PR3 area has shown us the types of defects that frequently appear in local housing. In older properties, particularly those built before 1919, dampness is one of the most common issues we identify. This can be caused by cracked roof tiles, deteriorated pointing in stone walls, failed window seals, or inadequate ventilation in bathrooms and kitchens. In properties with solid walls, which are common in historic Longridge and Garstang, rising damp can be an issue where damp-proof courses are missing or have failed. Our surveyors use their experience to identify the signs of dampness and determine its likely cause, which is essential for effective remediation.

Roofing problems are frequently found in properties across PR3, particularly in older homes where roofs may be approaching the end of their lifespan. Missing or broken tiles, deteriorated flashings, and sagging roof lines are all issues we commonly report. In properties with slate roofs, which are common on older buildings, individual slates can become damaged or slip over time. Our inspection includes accessing the roof where it is safe to do so, and we will report on the overall condition and expected remaining lifespan of the roofing materials. For properties in areas exposed to wind, which can be an issue on the higher ground around Longridge, roofing condition is particularly important.

Outdated plumbing and electrical systems are another common finding in PR3 properties, particularly those built before the 1970s. Galvanized steel pipes, which were commonly used until the 1970s, can corrode internally leading to low water pressure and potential contamination. Electrical wiring from this period may not meet current safety standards and could pose a fire risk. Our surveyors will note the age and condition of these essential services and recommend that a qualified plumber or electrician carries out a more detailed inspection. For properties that have been extended or renovated over the years, we also check whether any electrical work has been properly certified.

In properties that may contain asbestos, which could be present in buildings constructed before the 1970s, our surveyors will note any suspect materials but will not disturb them. Asbestos was commonly used in building materials until its use was banned in 1999, and it may be found in things like roof felt, pipe insulation, or floor tiles. If we identify materials that may contain asbestos, we will recommend a specialist asbestos survey before any renovation or removal work is carried out. This is particularly relevant for properties in the older parts of Garstang and Longridge, where buildings may date from the Victorian or Edwardian periods.