RICS Level 2 Survey Barnacre-with-Bonds

Barnacre-with-Bonds is a village of 1,604 residents across 637 households, and the housing mix reflects its rural Lancashire setting. Detached homes make up 51.5% of the stock, well above national figures, while semi-detached properties account for another 28.5%. That balance of larger, older houses is one reason a RICS Level 2 Survey can be so useful, since defects are often hidden from a casual viewing. Our inspectors have worked across the parish, from newer developments near the school to traditional farmhouses on the surrounding country lanes.

Age tells its own story in Barnacre-with-Bonds. Nearly 20% of homes were built before 1919, and another 14.2% date from 1919 to 1945. They may have plenty of character, with traditional brickwork and period features, but they also need a careful eye for rising damp, dated electrical systems, and wear to roof coverings. A further 35.1% of the housing stock was built between 1945 and 1980, and these mid-century homes bring their own set of issues, including timber decay, failed original damp-proof courses, and ageing utility systems. We often find that houses from this period have solid walls rather than cavity wall construction, which changes how they handle heat and moisture.

Clay matters here. The area sits on superficial deposits of till (boulder clay) above mudstone and sandstone bedrock, so the ground brings a moderate to high shrink-swell risk in periods of very wet or very dry weather. That can affect foundations and trigger structural movement. Near the River Wyre, or in lower-lying spots, we pay close attention to flood damage and water ingress, both of which can affect the structure. We have seen clay soils open up cracks in walls during drought, then seem to settle when the rain returns, even though the movement can keep cycling.

Outbuildings matter too, especially in a rural parish like this one, where large gardens, sheds, and agricultural buildings often form part of the property. Our Level 2 Survey covers those ancillary structures where they sit within the boundary or are included in the sale. We look at detached garages, timber sheds, and boundary walls, and note any defects that may need attention later on.

• Identification of damp and condensation issues
• Roof condition assessment including tiles, leadwork, and gutters
• Timber decay analysis for wet rot and dry rot
• Evaluation of electrical and plumbing systems
• Foundation and structural movement assessment
• Energy efficiency recommendations

Older homes here tell the story of rural Lancashire building methods, and the details change with the age of the property. Those built before 1919 usually have solid brick walls, often set with lime-based mortar rather than modern cement mortar. Because solid walls breathe differently from cavity wall construction, they can be more vulnerable to moisture if original features have been altered badly with cement renders or modern damp-proofing systems that trap damp within the wall. Our surveyors are used to spotting those changes and reading the signs when they are causing problems.

By contrast, the 1945 to 1980 stock often uses cavity wall construction, although the standard of work varies a great deal. Many of these homes went up quickly to meet post-war demand, and while they are usually sound enough, we still see failed original damp-proof courses, especially where landscaping or paving has lifted ground levels. Timber window frames from this era are also reaching the end of their serviceable life, and rot or decay is common in many of the properties we inspect in the area.

Roofs vary a lot in Barnacre-with-Bonds. Older houses tend to have traditional slate or clay tile coverings, while post-war homes may use concrete tiles or fibre cement sheets. Slate roofs on period properties can look excellent, but they still need close inspection, because individual slates can slip or crack, and the leadwork around chimneys and valleys often shows wear after years of Lancashire weather. We always prefer a close-up look at roof level where possible, since many defects only show themselves there.

Extensions are common too, and single-storey rear additions are especially frequent. Our survey looks at these as part of the wider building, checking that they were put together properly and that the join between the extension and the original house is weatherproof and structurally sound. Older extensions, especially those built without building regulations approval, can hide defects that need attention.

We see a clear pattern in Barnacre-with-Bonds and the wider Wyre area. Older housing and local ground conditions combine to create defect types that our inspectors are trained to pick up. Damp is still one of the most common problems, particularly in the many properties built before modern damp-proof courses became standard practice. We have surveyed dozens of homes where rising damp has damaged plaster and decoration, often without the occupier realising, because they have become used to the smell or simply painted over the problem instead of dealing with the cause.

Roof trouble often starts small. Many homes have original slate or tile coverings that have gone beyond their expected life, and the leadwork around chimneys and valleys often shows deterioration as flashing comes away or corrodes over time. Timber fascias and gutters can also suffer from rot or woodworm, especially where leaves and debris have been left to sit and keep moisture against the timber. We have found that properties along Barnacre Road and the surrounding country lanes are particularly exposed to these issues because of the mature trees and thick vegetation that shape the area.

Electrical systems can be a weak spot in properties built before 1980, so we always suggest that our clients get a qualified electrician’s assessment alongside the survey. An installation may have been fine sixty years ago, but modern living places more demand on it, and fuse boards are often overloaded while the original wiring may not cope with today’s appliances and technology. We note the age and condition of the consumer unit, whether earth bonding is present, and the type of wiring visible at socket and switch points.

Clay soil brings real movement risk in Barnacre-with-Bonds, particularly where trees sit close to houses or drainage has been poor over the years. We have inspected homes where mature trees, especially leylandii or oak trees, have caused root-induced subsidence, leaving cracks in walls and doors that no longer close properly. Our surveyors check for cracking that could point to structural movement, and we also look for anything that might make foundation problems worse, such as nearby vegetation, signs of previous ground remediation, or inadequate surface water drainage.

Near the River Wyre, flood risk can sit in the background. Not every part of Barnacre-with-Bonds is affected, but areas close to the river and other low-lying spots can see surface water flooding after heavy rainfall. We have surveyed properties where earlier flooding damaged ground floor floors and walls, and where occupiers had added temporary measures that did not solve the underlying issue. If we spot flood risk during the inspection, our reports flag it clearly and set out the likely mitigation measures and insurance implications.