RICS Level 2 Survey in WN3 5

The RICS Level 2 Home Survey (formerly called the HomeBuyer Survey) gives you a thorough assessment of a property's visible condition without invasive structural investigations. Our inspectors examine the main elements of the building - walls, roof, floors, doors, windows, and damp levels - identifying defects that could affect value or safety. For properties in WN3 5, this is particularly valuable given the mix of housing stock, from older terraced properties to newer apartment developments. We assess every accessible area systematically, ensuring nothing is overlooked.

We inspect each room individually, checking for signs of damp, rot, timber defects, and structural movement. Our survey covers built-in appliances, rainwater goods, and external joinery. Our inspectors use thermal imaging equipment to identify hidden moisture and insulation gaps - particularly useful in older properties where traditional building methods may have left hidden defects. We also examine the condition of damp-proof courses, though we note that many solid-walled Victorian properties in the area may not have modern DPCs installed.

For properties in WN3 5, where clay soils create shrink-swell ground movement risks, our surveyors pay particular attention to signs of subsidence, cracking, and movement in foundations and walls. We also check for issues common to Wigan's older housing stock, including roof condition in pre-1919 properties, the condition of original windows, and any signs of past mining activity affecting the structure. The Worsley Mesnes area particularly has properties that may show signs of historical settlement that require professional assessment.

• Walls and structural integrity
• Roof, chimneys, and rainwater systems
• Damp and timber condition
• Windows, doors, and joinery
• Floors and stairs
• Plumbing and electrical visible elements
• External cladding and finishes

Properties in WN3 5 face specific environmental challenges that our surveyors take into account during every inspection. The clay-rich soils common throughout the Wigan area exhibit shrink-swell behaviour, expanding when wet and contracting during dry periods. This ground movement can cause subsidence, cracking, and damage to foundations - issues our inspectors specifically look for when examining walls and structural elements. We measure crack widths, monitor patterns of movement, and assess whether issues are active or historic.

Flood risk, while currently very low for the immediate five-day forecast in WN3, does present long-term considerations for some properties. According to recent data, 17.5% of properties in the broader Wigan constituency face river or surface water flood risk, projected to rise to 21.1% by 2050. Areas near watercourses, including properties close to the River Leeds or drainage channels, and particularly around Wigan Pier Business Park (WN3 5BA), may face surface water or groundwater flooding risks. Our surveyors note any indicators of past flooding or potential water ingress issues that could affect the property's long-term condition.

The historical mining activity in Wigan creates another layer of consideration for property buyers. While not all properties are affected, some areas may have underlying mine workings that could cause ground instability. The area has experienced land lowering by undermining, creating extensive flooded areas called flashes. Our Level 2 survey includes visual assessment of walls, floors, and external areas for signs of movement or distress that might indicate mining-related subsidence, and we recommend further investigations where appropriate. We cannot provide invasive coal mining searches, but we identify visual indicators that suggest further specialist investigation is warranted.

Your RICS Level 2 survey report uses a clear traffic light system to highlight the condition of different property elements. Green indicates no issues requiring attention, amber warns of defects that need monitoring or repair, and red flags serious issues requiring urgent professional attention. This straightforward approach helps you prioritise which issues need immediate action and which can be addressed over time. Each element of the property receives one of three ratings, making it easy to scan the report and identify areas of concern.

Each section of the report provides detailed descriptions of any defects found, including their likely cause and the recommended remediation. We include guidance on potential costs where possible, and advise whether you need specialist follow-up investigations such as electrical testing, gas safety checks, or more detailed structural assessments. Our goal is to give you complete confidence in understanding your new property. We explain things in plain English without assuming you have technical knowledge.

For WN3 5 properties with specific local concerns - such as those showing signs of subsidence related to clay soils or potential mining legacy issues - we provide enhanced commentary on these matters. We explain what the issues mean, whether they require immediate attention, and what professional advice you should seek. This local knowledge adds significant value beyond a standard survey report. If we identify potential mining-related movement, we recommend a coal mining search which you can obtain separately.