RICS Level 2 Survey in PR6 9

Our Level 2 Homebuyer Survey is specifically designed for properties in conventional good condition, providing a detailed assessment that goes far beyond a basic mortgage valuation. Our inspectors examine the overall condition of the property, identifying any defects that might affect the value or safety of the home. We assess the main structural elements including walls, floors, ceilings, and the roof structure, looking for signs of movement, damp, rot, or deterioration that could indicate underlying problems. Each element receives a clear condition rating from "not inspected" through to "urgent repairs necessary," giving you an instant understanding of severity.

In PR6 9, where approximately 66.8% of properties were built before 1980, our surveyors pay particular attention to common age-related issues. Many homes in the Whittle-le-Woods area feature traditional cavity wall construction with red brick exteriors and slate or tile roofs, but older properties may have solid walls that require different assessment criteria. We inspect the condition of roof coverings, flashings, gutters, and fascias, noting any damage or deterioration that could lead to water penetration. Our team has found that properties along Heapey Road and surrounding streets often have original roof coverings that are now beyond their expected lifespan, requiring careful assessment.

Our survey also includes a thorough evaluation of building services such as plumbing, heating, and electrical installations, assessing whether they meet current safety standards and are in proper working order. We identify any outdated systems, particularly those common in pre-1980s properties that may pose safety risks or require expensive upgrades. Given that many properties in PR6 9 date from the post-war period through to the 1970s, we frequently encounter original electrical systems with rubber-sheathed cabling or inadequate consumer units that need upgrading. The report includes clear ratings for each element assessed, from "not inspected" through to "urgent repairs necessary," helping you understand the severity of any issues discovered.

We also assess outbuildings, garage structures, and boundary walls, as well as the general condition of the grounds surrounding the property. In areas with larger gardens, particularly common with detached properties on the outskirts of Whittle-le-Woods, we note any trees close to the building that could affect foundations given the shrink-swell risk in local clay soils. Our surveyors examine drainage grilles and visible drainage runs to check for signs of blockages or inadequate fall that could lead to standing water and subsequent damp issues. Every accessible element receives attention during our inspection, ensuring you receive a complete picture of the property's condition.

• Structural walls and foundations
• Roof structure and coverings
• Damp and moisture assessment
• Windows, doors, and joinery
• Plumbing and drainage systems
• Electrical installations
• Fire safety provisions
• Outbuildings and boundaries

The geology of the Chorley area, including PR6 9, presents specific challenges that our surveyors are trained to identify. The underlying solid geology consists of Pennine Coal Measures Group, with superficial deposits often including till (boulder clay). Clay soils are susceptible to shrink-swell behaviour, which can pose a moderate to high risk of subsidence, particularly during periods of extreme weather. Our inspectors examine walls, foundations, and exterior areas for signs of movement or cracking that might indicate subsidence issues, which are particularly relevant given the area's mining history. We've found that properties with large trees nearby, such as those along Preston Road, require particular attention as tree roots can exacerbate moisture movement in clay soils.

Chorley has a historical association with coal mining, and properties in former mining areas may be at risk of ground instability due to historical mine workings. While not all properties in PR6 9 are affected, properties in certain locations could be susceptible to subsidence or collapse from old mine shafts. Our surveyors note any visual indicators of mining-related issues such as unusual ground settlement, cracking patterns, or historical backfill that might suggest former colliery workings. We recommend that buyers obtain a mining search through their conveyancer, particularly for properties in areas known to have historical mining activity. The Whittle-le-Woods area sits within a former mining region, so this precaution is especially relevant for properties in this postcode.

The housing stock in PR6 9 reflects its diverse age profile, with 13.5% of properties pre-1919, 15.1% built between 1919-1945, 38.2% from 1945-1980, and 33.2% constructed since 1980. This mix means that our surveyors encounter various construction methods and materials, from solid-walled Victorian properties to modern timber-frame new builds at The Hedgerows development. The older properties, particularly those over 50 years old, benefit most from our detailed assessment, as they are more likely to have hidden defects related to age, wear, and outdated building systems. We find that properties built between 1945-1980, which make up the largest proportion of housing stock, often have a combination of original features requiring attention and modern additions that may have their own issues.

Properties in the Whittle-le-Woods Conservation Area, which falls within PR6 9, require special consideration. This area contains several listed buildings including Whittle-le-Woods Hall, St John's Church, and various historic farmhouses and cottages along Town Lane and the surrounding streets. If you are purchasing a listed property or one within the conservation area, our standard Level 2 survey may not provide sufficient detail due to the unique construction methods and historical significance of these homes. In such cases, we may recommend a more comprehensive RICS Level 3 Building Survey to ensure all relevant issues are properly assessed. Conservation area properties often have restrictions on alterations and repairs, so understanding their condition is particularly important for future maintenance planning.