RICS Level 2 Homebuyer Survey WN1 Wigan

The RICS Level 2 Homebuyer Survey is specifically designed for properties in conventional condition, providing a detailed assessment of the main elements of the property. Our surveyors visually inspect all accessible areas of the home, including the roof space where safe and accessible, external walls, foundations, damp proof courses, and services. We assess the condition of each element and categorise any defects found as either urgent, major, or minor, giving you a clear understanding of what requires immediate attention versus what can be monitored over time.

In the WN1 area, our inspectors frequently encounter issues specific to the local housing stock. The predominance of older brick-built properties means that damp problems, particularly rising damp and penetrating damp, are common concerns that affect both the structural integrity and the living conditions of the property. Many properties in Wigan were constructed during the industrial boom of the late 19th and early 20th centuries, using solid wall construction methods that lack the cavity wall insulation found in more modern homes, making them more susceptible to condensation and heat loss.

Our surveyors are experienced in identifying the signs of damp penetration and assessing whether existing damp proof courses are functioning adequately, which is particularly important in solid-walled Victorian and Edwardian properties where damp issues are most prevalent. We use thermal assessment equipment to identify areas of heat loss and cold bridging, which is especially valuable given the older construction methods found throughout the WN1 area where energy efficiency is often a significant concern for buyers.

Roof condition is another critical area we examine thoroughly across WN1 properties. With many properties featuring traditional slate or clay tile roofs that are now over 50 years old, we often find deteriorated leadwork around chimneys, cracked or missing tiles, blocked gutters from accumulated debris, and damaged fascias and soffits that can allow water ingress. Our survey includes a detailed assessment of the roof structure, including any visible signs of rot or timber defect that could compromise the integrity of the roof covering and lead to more serious problems if left unaddressed.

• Structural walls and foundations
• Roof structure and covering
• Damp assessment with moisture meters
• Electrical installations (visual check)
• Plumbing and drainage
• Joinery and finishes
• External decorations

Our experience surveying hundreds of properties in the WN1 area has revealed several recurring issues that buyers should be aware of before committing to a purchase. Damp problems feature prominently in our findings, particularly in the older terraced and semi-detached properties that make up a significant portion of the housing stock in areas like Scholes, Spring View, and around the town centre. Rising damp due to failed or non-existent damp proof courses is a frequent issue that affects the ground floor walls, while penetrating damp often affects properties where roof coverings have deteriorated or where pointing has broken down over time, allowing water to penetrate the brickwork.

Condensation is also common throughout WN1, particularly in properties with inadequate ventilation and modern double-glazing that traps moisture inside the building envelope. This can lead to black mould growth that affects both the property fabric and the health of its occupants, particularly those with respiratory conditions. Our surveyors assess ventilation levels and note any mould growth, providing recommendations for improving air circulation and reducing condensation risk in the property.

Electrical and plumbing systems in older Wigan properties frequently require attention and upgrading to meet current safety standards. Many homes built before the 1970s still have original wiring that does not meet current electrical safety regulations, posing both a fire risk and limiting the ability to use modern appliances effectively throughout the property. Similarly, lead pipes and outdated plumbing systems are still found in properties throughout the WN1 area, and our surveyors will note these concerns in your report along with recommendations for upgrading to modern standards.

The timber elements of older properties also warrant close inspection by our experienced surveyors. Wet rot and dry rot can compromise structural timbers, particularly in areas affected by persistent dampness from leaking roofs or rising damp. Woodworm infestations, while often less destructive than rot, can still cause significant damage to floor joists, roof rafters, and window frames if left untreated over time. Our surveyors examine all visible timber elements during the inspection, noting any evidence of decay or infestation that would require professional treatment.

• Rising and penetrating damp
• Roof deterioration and tile loss
• Blocked or damaged gutters
• Subsidence or heave related to clay soil
• Outdated electrical wiring
• Lead pipes and old plumbing
• Wet and dry rot
• Woodworm infestations
• Structural cracking
• Failed pointing and mortar joints