RICS Level 2 Survey in West Lancashire

A RICS Level 2 survey includes a visual inspection of the property's main structural elements and key components including walls, roof, floors, windows, doors, and built-in appliances. The report provides a condition rating for each element using a traffic light system, highlights any urgent issues requiring attention, and includes practical guidance on maintenance. It also identifies any legal matters your solicitor should investigate further. The survey is designed to be clear and accessible, with a traffic light system making it easy to see which areas need attention at a glance. We will also check for any signs of Japanese knotweed or other invasive plants, and note any obvious breaches of building regulations that we can see.

RICS Level 2 survey fees in West Lancashire typically range from £400 to £600 depending on property size, value, and location within the borough. The national average is around £455, with properties under £200,000 averaging around £384 and those above £500,000 averaging around £586. Your quote will be provided based on the specific property details you give us when booking. We aim to provide competitive pricing while maintaining the high standards expected of a RICS chartered survey firm. The cost is a small investment compared to the price of the property and can save you thousands in unexpected repair costs.

Even for new build properties, particularly those in developments like Yew Tree Park in Burscough or Lathom Pastures near Ormskirk, a Level 2 survey can identify snagging issues that builders may need to address. While new builds come with NHBC or similar warranties, these typically do not cover cosmetic defects or minor issues that a survey can pick up. We have found numerous issues in new build properties across West Lancashire, from window seal failures to inadequate ventilation and problems with the quality of workmanship. Having a survey done before completion means you can request the developer addresses issues rather than dealing with them yourself after you move in. The NHBC warranty generally covers major structural defects but not the day-to-day quality issues that affect your enjoyment of the property.

The on-site inspection typically takes between 1-2 hours depending on the size and complexity of the property. A typical three-bedroom semi-detached house in West Lancashire will usually take around 90 minutes to inspect thoroughly. Larger properties or those with complex layouts may take longer. You will usually receive your written report within 3-5 working days of the inspection. We can sometimes arrange faster turnaround if needed, subject to our workload. The report itself will run to typically 20-30 pages for a standard property, plus any photographs and appendices.

Yes, our surveyors visually inspect for signs of damp, rot, and timber defects throughout the property. We use damp meters where appropriate to assess moisture levels in walls and floors. However, we cannot detect issues hidden behind walls, under floorboards, or in inaccessible areas. If significant damp is suspected, we may recommend a follow-up damp survey by a specialist. West Lancashire's climate means that damp and condensation are common issues, particularly in older properties with solid walls or inadequate ventilation. Our surveyors are experienced in identifying the signs of both rising damp and penetrating damp, as well as condensation problems that can affect modern properties with insufficient airflow.

If significant issues are identified in your survey report, you have several options. You can request that the seller address the issues before completion, negotiate a reduction in the purchase price to cover repair costs, or in some cases, withdraw from the purchase if the issues are too severe. Your solicitor can advise on the best approach based on the specific findings. We have helped many buyers in West Lancashire negotiate successfully after survey findings revealed issues that the seller has either addressed or contributed to financially. The key is having a detailed, professional report that gives you the evidence you need for these negotiations. If the issues are particularly serious, you may also want to consider whether the property is suitable for your needs at all.

West Lancashire's diverse housing stock means there are several area-specific issues our surveyors commonly find. In older period properties, we often see age-related issues such as deteriorating render, stonework problems, and outdated electrical and plumbing systems that will need updating. In properties in the 28 conservation areas, we pay particular attention to any alterations that may require listed building consent. For properties in areas prone to flooding, we will note any signs of previous flood damage and advise on appropriate searches. The clay soils common in parts of Lancashire can also cause subsidence and movement in properties with shallow foundations, particularly during periods of drought. Our surveyors know these local issues well and will tailor their inspection accordingly.

A mortgage valuation is carried out for the lender's benefit to ensure the property provides sufficient security for the loan, and it does not provide any detailed assessment of the property's condition. A RICS Level 2 survey is specifically designed for you as the buyer, providing a thorough inspection and detailed report on the property's condition. The valuation is a very brief inspection focusing on the market value, whereas our survey examines the property in detail and identifies any defects or issues that may require attention. Many buyers mistakenly believe that a mortgage valuation is sufficient, only to discover serious problems after they have completed the purchase. A RICS Level 2 survey is a separate, independent assessment that protects your interests as a buyer.