RICS Level 2 Survey in Trawden Forest

Trawden Forest presents a distinctive property landscape that demands careful inspection. The village boasts an eclectic mix of preserved old buildings, with many handloom weavers' cottages dating back to the 18th century still visible throughout the area. The predominant construction material is locally quarried stone, used for both buildings and field boundaries, with blue slate roofing common on traditional mills and older homes. This historic building stock, while charming, brings specific challenges that our surveyors are trained to identify and assess. We regularly encounter properties constructed from local sandstone that exhibits different characteristics compared to brick-built homes found in other parts of Lancashire.

The area has experienced limited new development since the First World War, meaning the majority of properties available for purchase are likely to be over 50 years old, with many exceeding 100 years in age. Properties of this age were constructed before modern building regulations and often feature solid walls rather than cavity walls, original plumbing and electrical systems, and traditional roofing materials that may have reached the end of their serviceable life. Our Level 2 surveys are specifically designed to identify the issues commonly found in these older properties, from damp penetration through solid walls to deteriorating roof coverings and outdated electrical installations. The high proportion of pre-1919 housing stock means that most properties we inspect will require some level of remedial work.

Additionally, Trawden Forest is situated in a former coal mining area, with the last colliery at Lark Hill closing around 1890. While the scars of mining have largely healed since the mid-20th century, our surveyors pay particular attention to signs of ground movement or subsidence that may relate to historical mining activity. The presence of Trawden Brook and Wycoller Brook also means that properties in lower-lying areas may be susceptible to surface water or riverine flooding, another factor we assess during our inspection. When we survey properties near these watercourses, we specifically look for evidence of previous flooding and advise on any flood resilience measures that may be appropriate.

The entire parish of Trawden Forest has been designated as a Conservation Area, which adds another layer of consideration for buyers. This designation affects what you can and cannot do with the property in terms of alterations, extensions, and even external paintwork. Our surveyors are familiar with the Trawden Forest Neighbourhood Plan and can advise on how Conservation Area status may impact your future plans for the property. We also understand that 39 buildings in the parish are listed, with six achieving Grade II* status, and we know how to identify whether a property you are considering might have listed building implications.

• Stone-built construction
• Pre-1919 housing stock
• Historical mining activity
• Flood risk near watercourses
• Conservation Area restrictions
• Outdated building systems

Based on our extensive experience surveying properties throughout the Pendle area, we have identified several recurring issues that buyers should be aware of when purchasing in Trawden Forest. Dampness is perhaps the most common problem, particularly in solid-walled Victorian and Edwardian homes that were built before cavity wall construction became standard. Both penetrating damp through ageing stonework and rising damp from the ground can affect these properties, especially where original damp-proof courses have failed or were never installed. We have seen numerous cases where stone-pointing has deteriorated, allowing water ingress that manifests as damp patches on internal walls.

Roofing problems are also frequently identified during our surveys. Traditional slate roofs, while durable, have a finite lifespan, and many properties in the area will have original or early replacement coverings that are showing signs of wear. Missing or cracked tiles, slipping slates, deteriorating ridge mortar, and failing flashings around chimneys are all common findings. Given the age of much of the housing stock, structural issues such as cracks in walls or ceilings, uneven floors, and doors that do not close properly may also be present, indicating potential movement or subsidence that warrants further investigation. We have encountered properties where timber joists have been weakened by prolonged exposure to damp, creating floor instability that needs addressing.

Outdated electrical systems pose another significant concern. Many older properties will have original wiring that does not meet current safety standards, creating potential fire risks. Similarly, lead pipework may still be in use for water supplies, and old boiler systems may be inefficient or costly to replace. Our surveyors document all such issues in detail, providing cost estimates for remedial works where appropriate, so you can factor these into your purchasing decision. We always recommend that a qualified electrician and gas engineer inspect any existing installations before you complete a purchase.

The historical mining activity in the area adds another dimension to our surveys. While major ground movement is uncommon, we have identified properties where subtle signs of settlement suggest possible historic mining-related subsidence. Where we find evidence of this, we recommend a mining report from the Coal Authority to provide definitive reassurance. Properties in low-lying areas near Trawden Brook or Wycoller Brook may also have experienced flooding in the past, and we carefully examine internal woodwork and plaster for watermarks that could indicate previous flood events.

Your Level 2 survey report follows the RICS standard format, making it easy to understand the condition of the property you are purchasing. Each section of the property is given a condition rating: Condition Rating 1 means no repair is currently needed, Condition Rating 2 indicates defects that require attention but are not serious, and Condition Rating 3 denotes serious defects that require urgent attention. This traffic light system gives you an instant visual guide to the overall condition of each element, making it easy to prioritise any remedial work that may be required.

For properties in Trawden Forest, we anticipate that many older properties will receive Condition Rating 2 or 3 for elements such as roofing, damp-proofing, and electrical installations. This does not mean the property should not be purchased, but rather that you should be aware of the issues and factor remediation costs into your budget. Our reports include an indication of the likely cost for repairing or resolving any defects identified, helping you negotiate with the seller if necessary. We provide these cost indications as a guide based on our experience with similar properties in the area.

The report also includes a section on legal considerations, highlighting any issues that your conveyancing solicitor should investigate further. This may include rights of access, boundary disputes, or planning permissions for past alterations that are particularly relevant in Conservation Areas where unpermitted work could create complications. Given that Trawden Forest has 39 listed buildings within its boundaries, we also flag if a property might have listed building implications that could affect future renovation plans. Your solicitor will be able to advise on any legal implications in more detail.

We strongly recommend that you read your report carefully and discuss any concerns with us before committing to your purchase. For properties where we identify significant issues, we can often advise on what further investigations might be appropriate, such as a structural engineer's inspection or a mining report. This additional guidance can prove invaluable in helping you make an informed decision about whether to proceed with the purchase and at what price.