RICS Level 2 Survey Blackrod

Blackrod has a mixed run of homes, and that is exactly why a professional survey matters. Buyers here can be looking at anything from old stone-built cottages and Victorian terraces to newer places at Rivington Park by Morris Homes, where 3-bedroom homes start from £295,750 and 4-bedroom homes from £396,750. Over the past year, property in Blackrod has averaged around £216,993, with detached homes reaching an average of £318,562. Against a 9% fall from the 2022 peak of £230,055, we help you pin down what you are actually buying and whether the price stacks up.

Under the surface, Blackrod sits on Agricultural Coal Measures, a reminder of the area's long coal mining past. That matters, because historic mine workings can leave some properties exposed to ground movement or subsidence. Clay-rich soils are also common here, and they are prone to shrink-swell behaviour, with heave when they take in water and settlement or subsidence when they dry out. Older Blackrod houses with shallow foundations can be especially exposed. During our survey, we look closely for cracking, structural movement and any other signs that foundations or ground stability may be an issue.

Blackrod also lies within the Upper River Douglas flood alert area, so lower-lying properties can come with a flood risk to think about. The alert area runs from Horwich Star Vale to Appley Bridge and covers Blackrod, Wigan, Standish and Gathurst. We check drainage, outside ground levels and any flood mitigation already in place, then set out the position plainly in the report. Add in older construction, mining legacy, clay shrink-swell conditions and flood exposure, and a RICS Level 2 survey becomes an important step before buying in Blackrod.

There is heritage in the local housing stock too, with thirteen Grade II listed buildings in Blackrod. They include the Church of St. Katharine, Holmes Farm House, Green Barn Farmhouse, and a number of historic bridges along the Leeds-Liverpool Canal and River Douglas. Buildings of this age need careful handling during inspection. A standard Level 2 survey can still be useful, but if you are considering a listed property, more detailed assessment may be the better route because of the specialist construction methods and conservation requirements involved.

• Foundation and subsidence assessment
• Roof and chimney inspection
• Damp and timber decay detection
• Electrical and plumbing condition check
• Energy efficiency evaluation
• Flood risk identification

The RICS Level 2 Home Survey, previously called the HomeBuyer Report, gives a detailed view of condition without going as far as the fuller structural analysis you get with a Level 3 survey. For many conventional homes in Blackrod, that is the right fit, especially the terraced and semi-detached properties that make up much of the local market. The 2021 Census recorded that 64% of housing in Blackrod Parish has 3 bedrooms or more, with terraced and semi-detached homes particularly common. We inspect exterior walls, roof, chimneys, ceilings, walls, floors, doors, windows and fixtures, and we carry out basic testing of services.

We focus on the parts of a house that most often reveal trouble, the roof covering and flashing, gutters and drainage, dampness or condensation, the condition of windows and doors, and the basic safety of electrical and plumbing installations. Because many Blackrod homes were built before damp-proof courses became standard, we pay close attention to rising damp and penetrating damp, especially in solid-walled Victorian and Edwardian houses. Each element is given a condition rating from one to three. One means acceptable, two means requiring urgent attention, and three points to serious defects needing immediate repair.

Some Blackrod properties need more than a standard Level 2 survey. That is particularly true of the thirteen Grade II listed buildings, including the Church of St. Katharine, Holmes Farm House, and properties around Arley Hall. Historic buildings often feature lime mortar pointing, original timber frames and stone facade elements, all of which need specialist assessment. If you are buying a listed property, we would usually suggest a RICS Level 3 Building Survey so heritage details and conservation requirements are properly considered. The moated site at Arley Hall is also a Scheduled Ancient Monument, which underlines the archaeological importance of parts of Blackrod.

Certain defects come up time and again in Blackrod and nearby Horwich. Damp is high on that list, especially in older solid-walled houses built before modern damp-proof courses were standard. We often see rising damp, along with penetrating damp through tired brickwork or defective gutters, in Victorian and Edwardian homes. A lot of Blackrod housing dates from the 1840s to 1910s, which puts many properties at 100 to 150 years old, so it is no surprise these issues are common. Condensation is another regular finding, particularly in newer double-glazed homes where ventilation has been reduced.

Roofing defects are another regular feature of our reports. In Blackrod's older housing stock, we often come across slipped or cracked tiles, worn ridge mortar and flashings that are past their best after years of weather exposure. Left alone, those faults can let in water and lead to timber decay, with bigger repair bills later on. We inspect roof spaces where accessible and assess the roof from inside and outside the property. One thing we see quite often is original lighter slate having been replaced with heavier modern tiles, which can put extra strain on older roof structures.

Older electrical and plumbing systems also deserve a careful look in Blackrod. Houses built before the 1970s may still have original wiring or lead pipework that no longer meets current safety expectations. Homes built before 1970 are especially likely to contain lead pipes, and that raises clear health concerns as well as the need for replacement. We regularly flag outdated consumer units, poor earthing and inadequate circuit protection, all of which can present real safety risks. Those findings can help in negotiations with a seller, or simply tell you what needs urgent attention after purchase.

Ground movement is another theme we watch for in Blackrod because of the local geology. With Agricultural Coal Measures under the area and a record of mining activity, we pay close attention to any sign of subsidence or settlement. That means checking crack patterns, noting whether doors or windows stick, and looking for gaps around frames that might suggest movement. Not every property is affected, of course, but the mining history beneath parts of Blackrod means these checks form part of every survey we carry out.