RICS Level 2 Survey in Bowland Forest High

In Bowland Forest High, the Forest of Bowland AONB creates a striking housing backdrop, with traditional stone buildings dating mostly from the 16th to 18th centuries. Built from local pale and golden sandstones and pale grey limestones, these homes make up a large share of the stock here. Many still have original stone slab roofs and lime mortar work, both of which need specialist knowledge during a survey. The local geology, a mix of Carboniferous limestones, shales, sandstones, and millstone grits, adds another layer of detail that only surveyors who know the area well tend to read properly.

We see recurring issues in this part of Lancashire, from ageing traditional materials to damp caused by modern renders that should never have been used on old stone. Roofs also take a beating after years of exposure to the Lancashire climate. Beneath some properties, boulder clay deposits and peat formations can affect foundations, especially in older buildings. Cement-based renders are a common culprit, trapping moisture against historic stone walls and causing damp problems that lime mortar would normally avoid.

Farming and tourism drive much of the local economy, so it is common to come across converted farmsteads and agricultural buildings alongside ordinary homes. That variety, plus the high number of listed buildings and conservation area controls, makes a professional RICS Level 2 survey a sensible step for any buyer in Bowland Forest High. There are over 500 listed buildings and 18 scheduled monuments in the area, so many properties carry historic protections that affect what can be altered after purchase. Our team deals with these designations regularly and knows what they mean in practice.

Self-employment is strong across the Forest of Bowland AONB, where the rate stands at 18%, well above the North West average of 8%. That points to a lively local economy and plenty of owner-managers. The same spirit often shows up in property work, with homes that have been renovated or extended by people living and working nearby. Standards can vary, though, and that is exactly why a close survey matters before committing to a purchase in such a characterful area.

• Stone-built period properties
• Traditional roofing materials
• Conservation area considerations
• Listed building proximity

Predominant materials in Bowland Forest High are pale and golden sandstones together with pale grey limestones, quarried locally from the Carboniferous deposits beneath the landscape. Building methods range from well-dressed rectangular blocks in higher-status properties to more roughly dressed squared stones and coursed or uncoursed rubble in everyday homes. Early farmhouses were often timber and thatch, but by the early 17th century stone had become the norm, which is why so many all-stone buildings survive now. Chamfered stone mullions also appear in many windows, and we check those carefully for movement or decay.

Stone slab roofs were once standard across the Forest of Bowland, although many have since been replaced with slate or tiles. Dry stone walls are part of the scenery, but they are also a sign of the craft that goes into local boundaries and can tell us a great deal about structural integrity. Where limestone was not suitable for high-quality masonry, rubble construction was more common, and lintels, sills, and other decorative pieces may have been brought in from nearby sandstone quarries. Every property needs its own assessment, not a generic one.

Boulder clay from Ice Age glaciers, along with peat on the higher ground, forms part of the superficial geology here. Those conditions can affect foundations, particularly where older properties sit on shallower footings than modern standards would call for. Homes close to the River Hodder and other watercourses may also need attention for surface water and fluvial flooding, especially in the steep-sided valleys that define the area. Stocks Reservoir, within the wider Forest of Bowland, also has an influence on local hydrology. Our surveyors take all of that into account when assessing any property in Bowland Forest High.

• Sandstone and limestone walls
• Traditional lime mortar
• Stone slab roofing origins
• Boulder clay foundation considerations

Age and construction style in Bowland Forest High produce patterns of defect that our surveyors look for on every visit. Stone-built properties from the 16th to 18th centuries often show damp, especially where inappropriate modern cement-based renders have been used on walls that were meant to breathe through lime mortar. Once moisture is trapped, rising damp, penetrating damp, and deterioration of historic fabric can follow. We have inspected many homes where well-meant modern repairs have done more damage than good, leaving stonework worse off.

Roofing deserves close attention in this part of the world. Traditional stone slab roofs are distinctive, but they can suffer from slipped or broken slabs, worn lead flashing around chimneys and valleys, and general weathering from Pennine conditions. Many properties also have dormer windows or more complicated roof forms, which means the junctions and waterproofing details need a careful look. High rainfall and the occasional snow in the Lancashire climate put added pressure on roof coverings, so we focus on those weak points during every inspection.

There is also the matter of the ground beneath the building. Some properties sit on boulder clay deposits that can shrink and swell with seasonal moisture changes, which may affect foundations over time. Homes near watercourses such as the River Hodder can face surface water and fluvial flooding concerns too, especially given the steep-sided valleys in the area. Major structural problems are not common, but we still look closely for movement or settlement, particularly where a property has been altered several times over the centuries.

Older homes often need electrical systems checked with care. Many traditional stone buildings have had upgrades at different points, yet we still come across wiring that does not meet current regulations, especially in former rentals and holiday lets. We note the condition of consumer units, the visible wiring in accessible areas, and any obvious safety concerns. Window and joinery condition also matters, because traditional timber windows in historic properties need ongoing attention to keep out rot and preserve weathertightness.

• Damp and condensation issues
• Roof condition and deterioration
• Stonework erosion
• Foundation movement considerations
• Electrical safety compliance
• Window and joinery condition

In the Forest of Bowland AONB, the property market brings its own quirks, which is why a professional RICS Level 2 survey is so useful. Detached homes account for 53.36% of properties, and most were built between the 16th and 18th centuries, so buyers often inherit both charm and hidden defects. The tourism and hospitality sector, with names such as The Inn at Whitewell and Eaves Hall, plays a major part in the local economy, and some homes may have seen commercial use or long periods as holiday lets, leaving different wear patterns from a standard family house.

Stonyhurst College, in the southern part of the AONB, is another major local influence and a significant employer. Families moving into the area for school roles often buy property here, and our surveys help them understand exactly what they are buying. Walking, cycling, and bird watching all draw people to the area, so many homes enjoy fine views but sit in exposed positions that can affect condition. Converted agricultural buildings are also common, and these need careful checking to confirm that all relevant Building Regulations approvals were in place.

Owning property in a designated AONB with numerous listed buildings and scheduled monuments brings extra complexity, which is where our RICS Level 2 survey proves its worth. We point out anything that could affect insurance, finance, or future alterations. The report is useful for mortgage purposes, inheritance tax planning, and Help to Buy equity loan applications too. With pricing starting from around £350, it is a modest cost compared with the bills that can follow if hidden defects are missed.