RICS Level 2 Survey in Tatham

Tatham is a picturesque rural parish in Lancashire, nestled near the River Wenning and close to the Forest of Bowland Area of Outstanding Natural Beauty. The area boasts a high proportion of detached properties (58.0%) and semi-detached homes (23.3%), with many buildings dating back to before 1919. This older housing stock, while full of character, often presents unique challenges that only a qualified surveyor can identify. The predominant construction materials include local stone, brick, and slate roofs, which require experienced eyes to assess properly.

The recent property sales data shows 12 transactions in the last 12 months, with prices showing modest declines across all property types. Detached properties averaged £431,833, semi-detached homes at £275,000, and terraced properties at £200,000. Given these substantial investments, a RICS Level 2 Survey provides essential protection and . Our inspectors understand the local geology and soil conditions, which can include clay soils prone to shrink-swell movement, particularly in areas with higher clay content. This understanding helps us identify potential subsidence risks or ground movement that might affect foundations.

Properties in Tatham may also face flood risk considerations, especially those near the River Wenning and its tributaries. Surface water flooding can affect low-lying areas after heavy rainfall, making professional drainage assessment crucial. Additionally, several listed buildings scattered throughout the parish require specialist attention, and our surveyors can advise whether a more detailed RICS Level 3 Building Survey might be more appropriate for such properties. The agricultural heritage of the area means many properties also include outbuildings, barns, or former farm structures that form part of the overall property and require appropriate assessment.

Based on our experience surveying properties throughout the Tatham area, several recurring issues appear in our reports. Damp problems are among the most common findings, particularly rising damp in solid-walled properties and condensation issues in newer conversions. The traditional construction methods used in many Tatham homes, including stone walls with minimal insulation, can trap moisture and lead to damp-related problems if ventilation is inadequate. Our surveyors use thermal imaging and moisture meters to identify damp issues that might not be visible to the untrained eye, ensuring you get a complete picture of the property's condition.

Roof conditions also frequently require attention. Many older properties feature slate roofs that may have deteriorated pointing, missing slates, or issues with lead flashing. The freeze-thaw cycles experienced in this part of Lancashire can accelerate roof deterioration, particularly on north-facing slopes that receive less sunlight. Timber defects, including woodworm (common furniture beetle) and both wet and dry rot, can affect structural timbers, floorboards, and joinery throughout older properties. Our surveyors inspect these elements thoroughly, looking for signs of active infestation or historic damage that may require treatment. In properties with original timber-framed construction, we pay particular attention to the condition of oak beams and any signs of movement or decay.

Outdated electrical systems and plumbing are another common concern in Tatham's older housing stock. Properties built before modern regulations may have wiring and pipework that does not meet current safety standards. We highlight these issues in our reports, often recommending that buyers obtain specialist electrical and gas safety inspections in addition to our survey. Drainage systems in older properties can also show signs of age, with potential blockages, leaks, or deterioration that may not be visible from the surface. Given the rural nature of Tatham, many properties rely on private septic tanks rather than mains drainage, and our survey will note the general condition of these systems where visible.

Tatham's location near the River Wenning and its tributaries means flood risk is a consideration for some properties in the area. Properties in low-lying positions or those adjacent to watercourses may have a higher risk of river flooding, and surface water flooding can occur in areas with insufficient drainage. Our surveyors specifically check for signs of previous flooding, water staining, and drainage conditions that might indicate flood risk. We examine external ground levels, the condition of drainage systems, and any evidence of flood mitigation measures that may have been installed. The valley location of many properties means that flood risk assessment is an important part of our survey process in this area.

The agricultural nature of the surrounding area means that some properties may have outbuildings, barns, or agricultural structures that form part of the property. These additional structures require separate assessment, and our report will indicate whether they fall within the scope of the survey. Properties near farmland may also have considerations regarding boundary features, septic tanks, or private water supplies that differ from standard urban properties. The rural setting also means that some properties may have private water supplies from springs or boreholes, which require specific testing and certification.

Tatham's proximity to the Forest of Bowland AONB makes it an attractive location for buyers seeking a rural lifestyle. This scenic environment, while desirable, can bring specific considerations such as limited mobile phone coverage, reliance on private drainage, and access via rural lanes. Our survey reports can flag any potential issues related to these rural location factors, helping you understand what to expect from life in the Tatham area. The local geology in this part of Lancashire includes glacial tills and sandstone formations, which can affect ground conditions and foundation performance. Our surveyors are experienced in identifying signs of ground movement or subsidence that might be related to local soil conditions or the presence of trees near properties.