RICS Level 2 Survey in Bleasdale

Our RICS Level 2 survey covers all accessible parts of the property, from walls, floors and ceilings through to the roof, windows, doors, chimneys and services such as electricity, gas, water and drainage. The surveyor identifies defects, grades them using RICS condition ratings, and provides a market valuation together with insurance reinstatement calculations. For Bleasdale homes, our surveyors give particular attention to the construction methods common in the Forest of Bowland area, including stone wall integrity, slate roof condition, and any signs of subsidence linked to the local clay-rich soils.

In Bleasdale, RICS Level 2 survey costs usually fall between £500 and £1,000 or more, depending on the property’s value, size and complexity. For homes in the £200,000-£300,000 range, the usual figure is around £500-£700. Higher-value Bleasdale properties, typically £400,000+, often come in at £700-£1,000 or more because they take longer to inspect and carry greater liability. Rural locations can bring a small premium because of travel time from our nearest office, and barn conversions or listed buildings may need extra time for a proper assessment.

A Level 2 survey may suit some barn conversions, but we often suggest a RICS Level 3 (Building Survey) for these more complex homes in the Forest of Bowland area. Barn conversions frequently involve non-traditional construction, altered agricultural buildings, and sometimes Listed Building status, all of which affect what changes are allowed. A Level 3 survey gives a more detailed assessment and is better for spotting the specific issues found in converted buildings, including how old barn elements sit alongside modern fabric. Speak to our team about the property in question and we can talk through the most suitable survey level.

Timing on site depends on the size and complexity of the property. Smaller Bleasdale homes may be completed in under 2 hours, while larger detached houses, farmhouses or more complex barn conversions can take 4 hours or more. Your written report is then sent within 3-5 working days of the inspection. For properties in more remote parts of Bleasdale, please allow a little extra time for our surveyor to travel from the nearest office.

Water is a real consideration in Bleasdale, with several watercourses, including the River Brock and its tributaries, running through the valley. Homes immediately beside the river or in low-lying areas may face fluvial, or river, flooding, particularly after heavy rainfall. Surface water flooding can also appear where drainage is poor or where fields and lanes funnel water flow. During the inspection, our surveyors will note visible signs of flood risk, such as water staining, flood resilience measures or drainage issues, but we do not carry out a detailed flood assessment. For that, we recommend checking Environment Agency flood maps for property-level risk.

Subsidence checks are part of the Level 2 survey. Because the Forest of Bowland area sits on clay-rich soils formed from Bowland Shales, shrink-swell movement can be an issue, especially for older homes with shallow foundations. Our surveyor will look for cracking, inside and out, distortion around doors and windows, and any movement that suggests active subsidence. If we spot anything significant, we will advise further investigation by a structural engineer before you move ahead with the purchase.

Bleasdale’s place within the Forest of Bowland AONB means heritage controls come into play for a number of historic properties. These are often traditional farmhouses, older cottages and agricultural buildings that reflect the village’s rural past. Listed Buildings are protected for their architectural or historic interest, and major alterations need Listed Building Consent from Wyre Council. Our surveyors will look for any visible signs of listed status during the inspection and note issues linked to historic building rules, although we always recommend checking the official listed status with the planning authority.

If a Level 2 survey turns up major defects, there is no need to panic. The report will grade issues using condition ratings 1-3, with 3 reserved for serious defects that need urgent attention. For anything rated condition 3, we would usually advise getting quotes for repairs before you complete the purchase. It may be possible to agree a price reduction with the seller to cover the work, or ask for certain repairs to be done before completion. In some cases, our surveyor may recommend further specialist reports, such as a structural engineer’s report or a timber and damp specialist survey, before you proceed.