RICS Level 2 Survey in Treales, Roseacre and Wharles

Our RICS Level 2 Survey provides a thorough inspection of the property's visible and accessible elements. We examine the walls, roof, floors, doors, windows, and permanent fixtures, assessing their current condition and identifying any defects that require attention. The survey includes a visual inspection of services such as plumbing, electrical wiring, and heating systems, though we always recommend separate professional checks for these installations. Each element receives a traffic light rating - red for urgent issues requiring immediate attention, amber for defects that will need future maintenance, and green for satisfactory condition.

In Treales, Roseacre and Wharles, our surveyors pay particular attention to the unique construction features found in this area. Many properties here feature traditional brickwork with thatched or slate roofs, and some historic cottages even have timber-framed cruck construction. These older properties often require specialist assessment, and our team has experience identifying issues common to Lancashire farmhouses and village cottages. We understand how to evaluate crow-stepped gables, stone quoins, and rendered facades - distinguishing between authentic period features and problems that might indicate structural movement.

The Level 2 survey also includes an Energy Performance Certificate (EPC) rating review and recommendations for improving the property's energy efficiency. Given the age of many properties in the parish, this can be particularly valuable for understanding potential heating costs and upgrade requirements. Many period properties in the Fylde have solid walls rather than cavity wall insulation, meaning they may have poorer thermal efficiency than modern standards suggest. Our survey will flag these issues and provide guidance on what improvements might be cost-effective.

Additionally, our survey includes an optional market valuation based on the current condition of the property. This can be useful for mortgage purposes and for understanding how the property's condition might affect its value in the current market. Given that property prices in Roseacre have seen significant movement, with prices 49% down on the 2021 peak of £695,000, having an accurate valuation based on actual condition rather than asking price can be invaluable for negotiations.

• Structural integrity assessment
• Damp and rot investigation
• Roof condition analysis
• Thermal efficiency review
• Legal considerations flagging
• Market valuation

Properties in this Fylde parish present specific defect patterns that our surveyors are trained to identify. The clay soil conditions across the area mean that subsidence and foundation movement is a key concern, particularly in properties over 50 years old with traditional shallow foundations. We frequently identify cracking patterns in walls that indicate differential settlement, often visible as diagonal cracks extending from windows and door openings. These issues are particularly common in properties that have undergone periods of drought followed by wet weather, as the clay soil expands and contracts.

Thatched roofs, while charming, require specialist assessment that our team is qualified to provide. We inspect for signs of deterioration in the thatch, including slippage, moss growth, and evidence of past repairs that may indicate ongoing issues. Many thatched properties in the area also have timber-framed elements that can be affected by rot or beetle infestation. Our surveyors will assess the condition of these traditional features and flag any concerns that might require specialist thatcher or timber specialist inspection.

Properties converted from agricultural buildings are becoming more common in the parish, with recent planning approvals including the conversion of Stanley Lodge Barn on Salwick Road and agricultural building conversions for ten dwellings. These conversions can present unique issues including inadequate insulation, ventilation problems, and structural alterations that may not meet current building regulations. Our Level 2 survey is particularly valuable for these properties as we can identify snagging issues and construction defects that may not be apparent to buyers.

The render finishes common on many properties in the area can mask underlying damp issues, especially where gutters and downpipes have failed or where the render has been damaged. We use thermal imaging equipment where appropriate to identify areas of moisture penetration and heat loss. This is particularly valuable in period properties with solid walls where condensation can be an issue during winter months.

Properties across Treales, Roseacre and Wharles reflect the agricultural heritage of the Fylde peninsula. The parish contains six Grade II listed buildings, including traditional farmhouses like Pointer House in Wharles, a mid-17th century farmhouse, and Rhododendron Cottage on Moor Side, which features rare cruck-framed construction dating back to the 17th century or earlier. These historic properties require particular attention during survey, as traditional building techniques may differ significantly from modern construction standards. Our surveyors understand how to assess these heritage features without causing damage while still providing comprehensive advice on their condition.

The predominant building materials in the area include brick with thatched or slate roofs, rendered brick facades, and stone quoins detailing. Many properties feature crow-stepped gables, a distinctive architectural element common in Lancashire that indicates the property's age and construction period. Our surveyors understand these traditional features and can identify when they indicate age-related wear versus structural concerns. We assess the condition of stonework, checking for signs of frost damage, erosion, and previous repairs.

Recent planning activity in the parish suggests ongoing development interest. Applications have been submitted for conversions of agricultural buildings to residential use, including a proposal for ten dwellings and a recent appeal allowed for converting Stanley Lodge Barn on Salwick Road. Additionally, the Derby Arms site in Treales includes plans for six new dwellings alongside community facilities following the conversion of the pub building. If you're purchasing a newer conversion or new-build property, our survey can identify any construction defects that may be present, including issues with recent building work that may not be covered by NHBC guarantees.

• Traditional brick and render construction
• Thatched and slate roofing
• Crow-stepped gables
• Stone quoins and detailing
• Timber-framed cruck construction
• Agricultural building conversions

If you're considering purchasing in this Fylde parish, a Level 2 survey is particularly important for several reasons. The mix of period properties, agricultural conversions, and modern developments means that every property presents unique considerations that a standard mortgage valuation won't cover. A mortgage valuation only confirms that the property provides adequate security for the loan - it doesn't identify defects or advise on condition. Our detailed survey gives you the information you need to make an informed decision.

The six Grade II listed buildings in the parish highlight the heritage character of the area, but listed status brings additional considerations for buyers. Alterations to listed properties require Listed Building Consent, and our survey can identify where work may have been carried out without the necessary approvals. We also assess the condition of heritage features and advise on maintenance requirements that come with owning a listed property. This can significantly impact your ongoing costs and responsibilities as a homeowner.

Given the recent development activity in the area, including conversions and new-build schemes near the Derby Arms site, buyers should also be aware that newly converted properties may have outstanding building control issues. Our survey can identify where work appears incomplete or where building regulations approval may be missing. This is particularly valuable in a market where properties are changing use from agricultural to residential, as the conversion process can reveal hidden problems.

The flood risk profile of the area also warrants attention. While properties in Flood Zone 1 (like the Roseacre Wood development) have low probability of fluvial flooding, the predominantly flat terrain with a brook forming the boundary with Kirkham means drainage is an important consideration. Our surveyors will assess the property's position relative to watercourses and identify any signs of past flooding or drainage issues that might affect your enjoyment of the property.