RICS Level 2 Homebuyer Survey Bracewell and Brogden

Bracewell and Brogden properties reflect the traditional building style found across East Lancashire and the North Yorkshire border country. A good number are built in local gritstone and limestone, with slate or stone flag roofs. They have plenty of character, but their age and the way they were put together mean we need to inspect them with care, using qualified professionals who understand traditional building methods.

We regularly pick up problems here that are closely tied to the local ground conditions. Clay soils sitting over Carboniferous rocks can bring shrink-swell risk, which in turn may lead to subsidence or other structural movement. Homes built before 1919 often have no modern damp-proof course, so they are more prone to penetrating damp and rising damp, especially in exposed spots across the Pennine foothills. Along Brogden Lane and around Bracewell village, we have seen plenty of properties where ground movement has left clear cracking in stone walls.

The rural nature of Bracewell and Brogden means a fair number of homes still depend on private water supplies, septic tanks and older drainage arrangements. As part of our RICS Level 2 Survey, we assess these key services and flag anything that may need more investigation or a specialist report. We check septic tanks, inspect private water sources and look over drainage runs to see whether they are working as they should.

Some parts of this area also have a history of coal mining. For that reason, we advise buyers to obtain a coal mining report so any possible ground stability issues linked to former mining operations can be checked properly. This matters most for properties in lower-lying areas near Barnoldswick and along the valley floors, where mining activity was historically concentrated.

• Stone wall construction issues
• Roof deterioration and leadwork
• Damp and condensation problems
• Outdated electrical systems
• Structural movement and cracking
• Private drainage assessment

From our work across Bracewell and Brogden, a few issues come up again and again. Traditional stone properties along Brogden Lane and around Bracewell village commonly show weathering and erosion to the mortar. As pointing between the stone blocks breaks down, water can get in, leading to damp internal walls and damage to decorations. Re-pointing is something we often recommend, and the cost can range from £2,000 to £8,000 depending on the size and extent of the property.

Older roofs in this area often need attention. Slate and stone flag coverings are hard-wearing, but over time we still see cracked or missing tiles, failed lead flashing around chimneys and rot in the timber rafters beneath. Our surveyors check these parts closely on every inspection because repair costs can run from hundreds to several thousand pounds, depending on how far the damage has gone. On properties exposed to the prevailing winds off the Pennines, we have found some particularly serious leadwork failures.

Plenty of rural homes here were built with solid walls rather than modern cavity wall construction, and that has implications. Solid walls tend to have higher thermal conductivity, which can contribute to energy efficiency concerns as well as condensation issues. We highlight those points in our report and advise on suitable remedial steps. Where cavity walls exist but lack insulation, we note that too and recommend improvements that could help lower energy bills.

Older electrical installations are another area we often flag. Homes built before 1980 can still have dated wiring that may not meet current regulations, including Part P of the Building Regulations. We comment on the condition of visible electrical elements and, where needed, recommend an inspection by a qualified electrician. In several properties along Bracewell Lane, we have come across vintage rubber-insulated wiring that would certainly need updating.

Because of the area's proximity to former coal mining parts of Lancashire, we also suggest that buyers order a coal mining search for the property. It can reveal historical mining features or possible ground stability issues that may affect the home. It is not included within the standard RICS Level 2 Survey, but in this region it is an important extra check.