RICS Level 2 HomeBuyers Survey in WA9 3 St Helens

Our RICS Level 2 HomeBuyers Survey provides a thorough inspection of all readily accessible parts of the property. The surveyor will examine the roof structure, including tiles, flashing, and chimneys, as well as the walls, foundations, floors, and ceilings. We check windows and doors for condition and operation, inspect the plumbing and electrical systems where visible, and assess the general condition of kitchen and bathroom fittings. Every element is evaluated against current building regulations and industry standards, giving you a complete picture of what you're buying. The surveyor will also note the general condition of any outbuildings, garages, and the surrounding boundaries.

For properties in WA9 3, our inspectors pay particular attention to common issues found in the local housing stock. Given that much of the housing in this area was constructed between 1930 and 1972, we specifically look for signs of dampness, which is one of the most frequent problems in these older properties. We check for both rising damp and penetrating damp, particularly in solid-walled homes that were built before modern damp-proof courses became standard. Our surveyors also examine roof conditions thoroughly, as deterioration of roofing materials is common in properties of this age. The local geology, which includes clay-rich soils from the Triassic Chester Pebble Beds, means we pay extra attention to any signs of subsidence or ground movement.

The survey includes a comprehensive assessment of structural elements, looking for cracks, uneven floors, or other signs of movement that could indicate subsidence. This is particularly important in WA9 3 due to the clay-rich geology of the St Helens area, which can cause shrink-swell behavior in soils and lead to ground instability. Additionally, as St Helens sits on the Lancashire Coalfield, our surveyors are alert to any signs of mining-related ground movement that could affect the property's stability. We examine external walls for cracking patterns that might indicate movement, check door and window operation for binding or sticking, and assess floor levels where accessible. If we identify any concerns, we recommend further investigation by a structural engineer.

Beyond structural issues, the Level 2 survey includes an Energy Report assessing the property's current energy efficiency. This is particularly relevant for older properties in WA9 3, where inadequate insulation and single-glazed windows are common. The energy assessment provides an EPC band estimate and highlights areas where improvements could reduce heating costs. For properties in conservation areas like those nearby in Rainhill or Victoria Square, we also note any features of historical or architectural interest that may affect maintenance obligations or insurance requirements.

• Roof structure and covering
• Wall construction and condition
• Foundation and subsidence indicators
• Damp and moisture penetration
• Windows, doors, and joinery
• Plumbing and electrical visible work
• Kitchen and bathroom fittings
• Energy efficiency observations
• Boundary walls and outbuildings
• Parking and access arrangements

Properties in WA9 3 face several common issues that our Level 2 surveys frequently identify. Dampness is perhaps the most prevalent problem, particularly in homes built before modern damp-proof courses were standard. Both rising damp, where moisture travels up from the ground through walls, and penetrating damp, where water enters through damaged or porous external walls, are common findings. Our surveyors use their expertise to identify the extent and cause of any damp issues and recommend appropriate remediation. In properties with solid walls, which are common in the older housing stock, the absence of a damp-proof course or a failed existing system can lead to significant damp problems affecting internal decorations and plasterwork.

Roof problems are another frequent discovery in local properties. Missing or cracked tiles, deteriorated flashing around chimneys, and sagging roof lines are all commonly encountered in the older housing stock. Given the age of many properties in WA9 3, we often find that roofing materials have exceeded their expected lifespan and require attention. Our reports clearly document any roof defects and indicate whether they require immediate repair or monitoring. We also check gutter and downpipe condition, as blocked or damaged drainage can lead to water penetration and associated damage to walls and foundations.

Electrical and plumbing issues also feature prominently in surveys of local properties. Many homes built before 1980 may still have original electrical wiring that does not meet current safety standards. Similarly, plumbing systems may include outdated materials such as lead pipes or galvanized steel that can affect water quality. Our survey highlights these concerns and recommends further investigation by qualified electricians or plumbers where necessary. We also check for the presence of adequate insulation in roofs and walls, as many older properties lack modern thermal performance standards, affecting both comfort and energy costs.

Structural concerns, particularly related to subsidence, receive careful attention in WA9 3 surveys. The clay-rich geology of the St Helens area means that properties may be affected by shrink-swell behavior in soils, particularly during periods of drought or excessive rainfall. Our surveyors look for diagonal cracks in walls, especially around door and window frames, uneven floors, and doors that don't close properly. While not all properties will have subsidence issues, the geological conditions in WA9 3 mean that our surveyors are particularly vigilant in assessing any signs of movement that could indicate foundation problems.

While WA9 3 includes the significant Anderton Green development by Taylor Wimpey, offering 258 new homes with prices ranging from approximately £240,000 to £341,000, even new-build properties can benefit from a Level 2 survey. Our inspectors can identify snagging issues, construction defects, or finishing problems that may not be apparent to the untrained eye. New homes, while built to modern standards, can still have issues with window seals, plaster finishes, or utility connections that need addressing before the builder's warranty period expires. Many buyers are surprised at the issues our surveyors find in new-build properties, from minor cosmetic defects to more significant problems with damp penetration or inadequate insulation.

The Anderton Green development features modern construction methods, including energy-efficient features like photovoltaic panels and triple glazing. However, even these contemporary properties benefit from an independent inspection to ensure everything has been installed correctly and functions as expected. Our surveyors provide a detailed assessment that covers all aspects of the property, giving you confidence in your new home purchase. We check that any renewable energy installations are properly commissioned and that the property's thermal performance meets expected standards. With the new-build market being particularly active in WA9 3, having an independent survey ensures you're getting what you paid for.

For buyers purchasing at Anderton Green or other new developments in the area, a Level 2 survey provides valuable documentation of the property's condition at the time of purchase. This can be useful for warranty purposes and ensures any defects are identified while still covered by the builder's warranty period. The Taylor Wimpey homes at Anderton Green include popular designs like the Braxton (3-bedroom semi-detached) and Lydford (4-bedroom semi-detached), and our surveyors are familiar with the construction methods and common issues associated with these property types. Don't assume that new means perfect - our surveys frequently identify issues that need addressing before you move in.