RICS Level 2 Survey in WN5

Our RICS Level 2 Homebuyer Survey provides a thorough inspection of the property's visible and accessible elements. The surveyor examines the roof structure, chimney stacks, walls, windows, doors, floors, ceilings, and stairs. We also assess the condition of damp-proof courses, insulation, and ventilation systems that are visible during the inspection. Our inspection follows the RICS professional standards, ensuring consistency and thoroughness across every property we survey in the WN5 area.

In the WN5 area, many properties date from the early to mid-20th century, meaning our surveyors frequently encounter issues related to aging building materials. We pay particular attention to the condition of roof coverings, which in this region are typically slate or tile, and check for signs of previous water ingress or structural movement that may indicate underlying problems. The geology of the wider Wigan area includes coal measures, shales, sandstones, and clay-rich soils, which can affect ground conditions and foundation performance. Our surveyors know to look for signs of movement or subsidence that might be related to these underlying conditions.

The survey includes a property valuation based on the current market conditions in WN5 and the wider Wigan area. With property prices in WN5 currently 8% up on the 2022 peak of £190,618, understanding whether the asking price reflects true market value is essential. This valuation helps you understand whether the asking price reflects the true worth of the property, taking into account any defects identified during the inspection. We also provide a rebuild cost for insurance purposes, which is calculated based on the property's size, construction, and location in the WN5 postcode area.

Our Level 2 survey also includes a condition rating system that clearly identifies defects ranging from urgent issues requiring immediate attention to minor cosmetic matters. Each element of the property is assigned a rating from one to three, with one being the most serious. This clear system helps you prioritises repairs and understand which issues need urgent attention versus those that can be addressed over time. We also highlight any legal issues that may affect the property, including boundary disputes, rights of way, or planning concerns that we can identify during our visual inspection.

• Roof structure and covering condition
• Wall and damp assessment
• Windows, doors, and joinery
• Plumbing and electrical visual inspection
• Boundary and outbuilding inspection
• Market valuation and insurance rebuild cost
• Condition rating system for all elements
• Legal issue identification

Properties throughout the WN5 postcode area often exhibit characteristics typical of the North West housing stock. Many homes in this region were constructed during periods of rapid industrial expansion, meaning they may have aging structural elements that require careful assessment. Our Level 2 survey identifies these issues before they become costly problems. The industrial heritage of the Wigan area means that many properties were built quickly and to budget, sometimes with materials that have not stood the test of time as well as we might hope. Understanding these common issues helps you budget for potential repairs and renovations.

Roof conditions are a frequent finding in our WN5 surveys, with properties often featuring original slate or tile coverings that may be nearing the end of their lifespan. We check for missing or damaged tiles, signs of past repairs, and the overall structural integrity of the roof structure. Chimney stacks are also inspected, as these can be particularly vulnerable to weathering in the local climate. In many period properties, the original roof covering has been in place for decades, and while well-maintained roofs can last for many years, we often find that age-related deterioration has reduced their effectiveness. Our survey will identify if the roof is likely to need replacement or significant repair in the near future.

Dampness is another common issue identified in properties across WN5. Rising damp and penetrating damp can affect both older and newer properties, particularly those with solid walls rather than cavity wall construction. Our surveyors use their expertise to identify the type and cause of any dampness, providing recommendations for appropriate remediation. In older properties with solid walls, lack of cavity insulation can also contribute to condensation issues, particularly in properties that have been modernised without proper consideration of ventilation requirements. We check for signs of damp throughout the property, including in hidden areas that might not be immediately apparent to buyers.

Electrical systems in older properties may not meet current safety standards, and our survey includes a visual inspection of the consumer unit, wiring condition, and socket outlets where accessible. We note any obvious deficiencies but always recommend a full electrical inspection by a qualified electrician before purchase. Many properties in the WN5 area will have been wired according to standards that were acceptable at the time of construction but would not meet today's requirements. A full electrical inspection by a registered electrician is always recommended for older properties, and we will flag any obvious concerns in our report.

The underlying geology of the Wigan area, which includes clay-rich soils, can also affect properties in WN5. Clay soils are prone to shrink-swell behaviour in response to moisture changes, which can cause movement in foundations over time. While this is not always a serious issue, our surveyors are trained to look for signs of subsidence or foundation movement that might be related to these ground conditions. Combined with the historic mining activity in the area, this makes it particularly important to have a professional survey before purchasing in WN5.