RICS Level 2 Survey in Wyre

Our RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property. We examine the walls, roof, floors, doors, and windows, looking for signs of defects such as damp, rot, structural movement, or deterioration. The survey includes an assessment of the property's overall condition and highlights any areas requiring urgent attention or further specialist investigation. We take photographs throughout the inspection to accompany our findings, giving you a clear visual record of any issues identified.

In Wyre's older properties, our surveyors frequently identify issues related to damp penetration. Many properties built before 1919 in areas like Poulton-le-Fylde town centre and the conservation areas around Garstang were constructed without modern damp-proof courses. The coastal location means properties near Fleetwood and Knott End-on-Sea face additional challenges from salt-laden air accelerating the deterioration of external render and brickwork. We use moisture meters during our inspection to assess wall moisture levels and can identify where damp-proof courses are missing or have failed.

We also assess the condition of electrical and plumbing installations, which is particularly important in Wyre's substantial post-war housing stock. Properties built between 1945 and 1980, which make up a significant portion of the semi-detached housing across the borough, often contain wiring and plumbing that fails to meet current regulations. Our survey will flag any visible defects and recommend you obtain certificates from qualified electricians and plumbers. We note the age and condition of consumer units, the presence of earth bonding, and the general state of visible pipework.

Our inspection extends to the roof space and sub-floor areas where accessible. We assess the condition of roof timbers, insulation depth, and the state of any water tanks or tanks. In properties with suspended timber floors, we can often access the underfloor void to check the condition of joists and floorboards. This thorough approach means we often identify issues that wouldn't be visible from a ground-floor inspection alone.

• Walls and external joinery
• Roof structure and coverings
• Damp and timber condition
• Electrical and plumbing visible work
• Windows and doors
• Floors and ceilings
• Roof space and under-floor voids
• Insulation provision

The geology beneath Wyre consists predominantly of glacial till, also known as boulder clay, which presents a known shrink-swell risk when moisture levels change. Our inspectors pay close attention to signs of subsidence or heave, particularly in properties with mature trees nearby. Tree roots can draw moisture from the clay soil, causing it to contract and leading to structural movement in foundations. We look for diagonal cracks in walls, sticking doors and windows, and uneven floors that might indicate ground movement.

Roof condition is another frequent finding in our Wyre surveys. Properties across the borough, particularly those built before 1980, often show signs of deterioration including slipped tiles, damaged flashing, and worn ridge tiles. The mix of traditional slate roofs on older properties and concrete tile roofs on post-war homes means our surveyors assess each roof type according to its expected lifespan and current condition. In newer properties, we also check for proper installation and any signs of defects that might not be immediately apparent to an untrained eye.

Timber defects, including woodworm infestation and wet or dry rot, remain common in Wyre's older housing stock. Properties in rural areas and those that have been vacant for periods are particularly susceptible. Our survey includes a visual assessment of accessible timber elements, flagging any signs of insect activity or fungal decay that require further investigation by a specialist timber treatment contractor. We pay particular attention to sole plates, floor joists, and roof timbers where decay is most commonly found.

Many properties in Wyre lack the thermal insulation standards expected in modern homes. Pre-1980s properties often have solid walls with no cavity and minimal loft insulation. While not a defect as such, this information helps you plan for energy efficiency improvements after purchase. Our report notes the general insulation provision where visible during the inspection. Properties with poor insulation can have higher running costs and may benefit from upgrades to walls, floors, and loft spaces.

Wyre contains several conservation areas protecting the character of Poulton-le-Fylde, Garstang, Fleetwood, and Thornton Cleveleys. Properties within these areas often have unique construction features and may be subject to specific planning restrictions. While a RICS Level 2 Survey can still be suitable for these properties, our surveyors note any features of architectural or historical interest. We understand that buying a period property in a conservation area often means accepting some level of maintenance requirement in return for character and charm.

If you're purchasing a listed building in Wyre, we generally recommend a RICS Level 3 Building Survey due to the specialised construction methods and materials used. Listed buildings often require more detailed assessment of structural elements, traditional building techniques, and the impact of any proposed alterations on the building's heritage value. Contact us to discuss whether a Level 2 or Level 3 survey best suits your planned purchase. Our team can advise on the most appropriate survey level based on the specific property and your intended use.

Properties in conservation areas may also have restrictions on alterations or improvements that could affect your renovation plans. Our survey report includes observations on the condition of key structural elements and any issues that might require listed building consent or planning permission to address. This helps you budget for future improvement works and understand any constraints that might affect your plans for the property.