RICS Level 2 Survey in Tunstall, Lancaster

Our RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property. In Tunstall, where we frequently inspect properties ranging from historic stone cottages to new-build homes, our surveyors pay particular attention to issues common to the local housing stock. The inspection covers the property's structure, walls, roof, floors, doors, windows, damp levels, and visible timber condition. We examine every accessible element systematically, documenting our findings with photographs and detailed descriptions that form the basis of your report.

Given Tunstall's geological makeup, which includes Carboniferous Limestone and Millstone Grit with overlying glacial till, our surveyors are experienced in identifying how local ground conditions may affect properties. We check for signs of subsidence, heave, or settlement that can occur in areas with variable soil conditions. The presence of boulder clay in some areas can lead to shrink-swell movement, particularly when vegetation or trees are present near foundations. Our inspectors are trained to spot the subtle signs of ground movement that might indicate underlying issues requiring further investigation.

Additionally, properties near the River Lune are carefully assessed for flood risk and any resulting damage or damp issues that may be present. We examine flood resilience measures, check for evidence of previous water ingress, and assess the effectiveness of drainage systems around the property. In low-lying areas near the river and its tributaries, surface water flooding can also occur during periods of heavy rainfall, so we pay particular attention to how water drains from the site and any signs of previous flooding.

The RICS Level 2 Survey also includes a market valuation and an insurance reinstatement figure for the property. In Tunstall's current market, with detached properties averaging £431,667 and terraced homes around £205,000, having an accurate valuation helps ensure you are paying a fair price. The survey report uses a traffic light rating system to clearly indicate conditions ranging from urgent issues requiring immediate attention to minor defects that may be suitable for negotiation.

• Structural condition assessment
• Damp and moisture detection
• Roof, chimney, and gutter inspection
• Timber defect analysis
• Electrical and plumbing observations
• Energy efficiency matters
• Flood risk evaluation
• Market valuation and reinstatement cost

Our experience surveying properties throughout Tunstall and the surrounding Lancaster area has identified several recurring issues that buyers should be aware of. Older properties, which make up a significant proportion of the housing stock in this Conservation Area, commonly exhibit damp problems. Rising damp occurs when moisture rises through porous brick or stone walls, often due to a failed or non-existent damp-proof course. This is particularly common in older solid wall properties where modern damp-proofing was never installed or has deteriorated over time. Penetrating damp results from water ingress through damaged walls, roofs, or defective pointing, and is particularly problematic in properties with traditional solid walls that absorb water more readily than modern cavity wall constructions.

Roof condition is another frequent area of concern. Many traditional properties in Tunstall feature slate or clay tile roofs that, while durable, eventually require maintenance or replacement due to age and exposure to the elements. We commonly find damaged or missing tiles, deteriorated flashing around chimneys, and issues with gutter systems that can lead to water penetration. The local climate, with its mix of rainfall and occasional severe weather, accelerates wear on roofing materials. Chimney stacks on older properties often require attention, with mortar decay, damaged flashing, and deteriorated chimney pots being typical findings that our surveyors document during every inspection.

Timber defects, including both wet rot and dry rot, affect floor joists, roof timbers, and window frames in properties of various ages. These fungal decays thrive in damp conditions and can cause significant structural damage if left untreated. Our surveyors use their experience to identify signs of timber decay, including softening of wood, fungal growth, and characteristic cracking patterns. Additionally, outdated electrical wiring and plumbing systems are frequently identified in properties built before the 1980s. These systems often do not meet current regulations and may require complete or partial upgrading. We note the age and condition of consumer units, wiring routes, and plumbing materials during our inspection.

Our surveyors also check for signs of structural movement, which in this area can relate to variable ground conditions and the presence of mature trees near properties. While minor settlement is common in most properties, more significant cracking or movement patterns may indicate subsidence or heave issues that require further investigation. In Tunstall, where the geology includes glacial till overlaying limestone and gritstone, ground conditions can vary significantly across relatively short distances. Properties with mature trees nearby are particularly susceptible to clay shrinkage during dry periods, which can cause foundation movement.

• Rising damp and penetrating damp
• Roof tile damage and deterioration
• Chimney stack defects
• Wet rot and dry rot in timber
• Outdated electrical wiring
• Structural cracking and movement
• Gutter and drainage issues
• Inadequate insulation

Tunstall Gardens, developed by Story Homes on Tunstall Road (LA6 2QP), offers new 3, 4, and 5 bedroom properties with prices ranging from £299,995 to £549,995. While new builds benefit from modern construction methods and warranties, a RICS Level 2 Survey remains valuable for identifying any defects that may exist despite the builder's guarantees. New properties can still have snagging issues, and having an independent survey provides you with professional documentation of any problems before you complete your purchase. Even brand new properties can have defects that the developer needs to rectify, and our survey ensures these are identified before you take ownership.

The warranty provided by the developer typically covers major structural issues, but a Level 2 Survey can identify smaller defects that fall outside warranty claims. Our surveyors understand modern construction techniques, including cavity wall insulation, modern roofing systems, and contemporary damp-proofing methods. This expertise allows us to assess new properties thoroughly and provide you with a complete picture of the property's condition at the point of purchase. We check that everything has been installed correctly and according to building regulations, providing you with about your new home.

Additionally, having an independent survey on a new build property creates a baseline condition report that can be valuable for future reference. Should any issues arise after you move in, you have documented evidence of the property's condition at the time of purchase. This can be particularly useful if disputes arise with the developer or warranty provider regarding the cause of any defects discovered later. Our thorough inspection ensures you have all the information you need to enjoy your new property with confidence.

Understanding the construction methods used in Tunstall properties helps our surveyors provide accurate assessments and identify potential issues specific to the area. Older properties in Tunstall predominantly feature solid wall construction using local stone or traditional brick, often laid with lime mortar rather than modern cement. This traditional approach creates walls that are generally breathable but can be more susceptible to damp penetration if not properly maintained. Our surveyors understand how to assess these traditional construction methods without applying modern standards inappropriately.

Traditional timber roof structures with slate or clay tile coverings are common on older properties, while newer developments use modern trussed rafter systems with concrete or interlocking tiles. The transition between these construction types can create detailing issues, particularly at eaves level where different materials meet. Our surveyors pay close attention to these junction points, as they are common locations for water penetration and decay. Understanding these local construction quirks ensures our inspections are thorough and relevant to Tunstall's housing stock.

Many period properties in Tunstall feature original timber windows, doors, and internal joinery that require specific assessment criteria. Unlike modern UPVC alternatives, these traditional elements can be repaired and restored rather than replaced, but they require expert evaluation to determine their condition and remaining lifespan. Our chartered surveyors have the experience to assess these traditional features accurately and advise whether repair or replacement is the most appropriate course of action.