RICS Level 2 Survey in WN1 1 Wigan

The RICS Level 2 Survey, formerly known as the HomeBuyer Report, provides a detailed assessment of the property's condition with clear ratings for each element. Our surveyor will inspect all accessible areas of the property, including the roof space (where safe access is possible), walls, floors, windows, doors, and extensions. The report highlights defects that affect the property's value and safety, categorising them by severity so you understand exactly what requires immediate attention versus what might need future monitoring.

In WN1 1, where many properties date from the Victorian and Edwardian periods, our surveyors pay particular attention to common issues found in older construction. This includes checking for signs of damp (rising and penetrating damp), assessing the condition of slate or tiled roofs, evaluating any evidence of movement or subsidence, and inspecting timber elements for rot or woodworm. The report also includes a market valuation and rebuild cost assessment, which proves useful for insurance purposes and mortgage requirements.

We examine the property's electrical and plumbing systems where visible, identifying any outdated installations that may not meet current regulations. For properties in the Wigan Town Centre Conservation Area (which falls within parts of WN1 1), we note any alterations or additions that might require listed building consent or that may affect the property's historical character. Our goal is to provide you with comprehensive information that allows you to make an informed decision about your purchase.

The survey includes a thorough assessment of the property's exterior walls, examining brickwork for signs of weathering, spalling, or structural movement. In properties with cavity wall construction (common in homes built between 1919-1980), we check the cavity for insulation and any signs of mortar droppings that might compromise thermal performance. For older solid-wall properties (pre-1919), we assess the wall thickness and any signs of internal damp penetration that commonly affects this construction type.

• Roof structure and covering
• Walls, damp and rot
• Windows and doors
• Plumbing and electrical
• Extensions and alterations
• Signs of subsidence or movement
• Market valuation and rebuild cost
• Energy efficiency observations

The housing stock in WN1 1 reflects Wigan's industrial heritage, with a significant proportion of properties built before 1919. Victorian and Edwardian terraced houses dominate the town centre area, typically constructed with solid brick walls, slate roofs, and traditional timber floor structures. These properties often feature original sash windows, decorative brickwork, and period fireplaces that require specialist assessment during any survey. Understanding these construction methods is essential for identifying defects that are characteristic of the era.

Following the Victorian period, substantial development occurred between 1919-1945 and again between 1945-1980 to address housing demand. Properties from these periods commonly feature cavity wall construction (introduced in the 1920s), which provides better thermal performance but can suffer from bridging if insulation is poorly installed. Semi-detached homes from the inter-war period often have reinforced concrete floors, which our surveyors check for signs of deterioration or corrosion to reinforcement. The post-war period also saw the construction of various system-built properties that require specific expertise to assess correctly.

The predominance of properties over 50 years old in WN1 1 means that age-related defects are frequently encountered. Roof coverings typically reach the end of their service life after 50-60 years, and many original slate roofs in the area now require ongoing maintenance or replacement. Similarly, original rainwater goods, fascias, and soffits often show significant wear. Our surveyors document these issues thoroughly, providing you with a realistic assessment of maintenance requirements and associated costs.

Based on our experience surveying properties throughout WN1 1, several defect categories appear regularly in our reports. Damp is perhaps the most common issue, particularly rising damp in Victorian and Edwardian terraced properties that may lack proper damp-proof courses or have been affected by bridging from external ground levels. Penetrating damp from defective rainwater goods or damaged roof coverings is also frequently identified, especially during the wetter winter months when these problems become more apparent. Our surveyors use moisture meters and thermal imaging where appropriate to assess the extent of damp penetration.

Roof conditions represent another significant finding area. Many properties in WN1 1 feature slate or tiled roofs that are now 50+ years old, and while these can remain serviceable, we often identify slipped tiles, degraded pointing, damaged flashings, and deteriorated felt underlays. Guttering and downpipe systems on older properties are frequently in poor condition, with corrosion, blockages, or inadequate fall causing water to overshoot and saturate brickwork. Electrical installations in properties built before the 1970s often require updating to meet current Part P building regulations, and we flag these as matters requiring attention from a qualified electrician.

The mining legacy of Wigan creates specific concerns in some areas. Properties built on former coal mining land may show signs of subsidence or ground movement, which our surveyors assess carefully. We look for cracking patterns (particularly diagonal cracks extending from corners of windows and doors), uneven floor levels, and doors that no longer close properly. While not all properties in WN1 1 are affected, the risk means that a thorough survey is essential before committing to a purchase. Properties in the conservation area may also present unique challenges, with alterations requiring listed building consent and the need to maintain period features.

Timber defects, including woodworm infestation and both wet and dry rot, commonly affect older properties in the WN1 1 area. These issues are often found in roof spaces, ground floor joists, and window frames, particularly where damp conditions exist. Our surveyors probe timber elements where accessible and report any areas of concern. Additionally, the Carboniferous geology underlying the area means some properties may experience ground movement related to clay shrinkage and swelling, especially during periods of extreme weather. This can manifest as cracking in walls or doors and windows that stick or bind.