RICS Level 2 Survey in Bretherton

Our RICS Level 2 survey is a detailed inspection of the property's accessible areas, going well beyond a standard mortgage valuation and often picking up defects and issues that would otherwise be missed. We look at the roof structure, walls, windows, doors, plumbing, electrical systems and any signs of damp. Each defect is then set out in a clear rating system, from matters needing no immediate attention through to issues requiring urgent repair.

Bretherton has a mix of housing, from traditional brick-built family homes to older properties, so we focus on the faults that regularly turn up across Lancashire. Damp is high on the list, especially in older homes with solid walls. We also inspect roof coverings, including tiles, flashing and the condition of any flat roof sections, then check load-bearing walls and the property's overall structural stability.

Before you commit to the purchase, our report gives a clear picture of the property's condition. If we find significant issues, you may be in a stronger position to negotiate repairs or a reduction in the purchase price with the vendor. We write our Bretherton reports in a practical, straightforward way, include photographs of key defects, and set out sensible recommendations for remediation.

In Bretherton, many homes sit on larger plots with a more rural setting, and that often brings extra points for us to assess, including drainage, boundary issues and possible flood risk. We inspect all accessible parts of the property, including the loft space, under-floor voids where accessible, and any outbuildings or garages.

• Structural integrity assessment
• Roof and loft condition inspection
• Damp and rot analysis
• Windows and doors evaluation
• Plumbing and electrical checks
• Boundary and external area inspection
• Drainage assessment
• Thermal efficiency observations

Housing in Bretherton is far from uniform. You will find modern family homes from the late 20th and early 21st centuries alongside older period properties that may date from the Victorian or Edwardian era. Because those property types carry different risks and potential defects, a Level 2 survey is especially useful here. We adjust our inspection approach to the building's age, construction method and any visible signs of trouble.

Some of Bretherton's older properties have solid walls instead of modern cavity walls, and those can be more vulnerable to damp penetration. Period homes may also have older tile or slate roof coverings, which call for closer inspection. We also look for signs of earlier alterations or extensions, particularly where approval may not have been properly obtained or where the work could affect structural integrity.

Larger plots and rural surroundings are a real feature of many Bretherton properties, but they can come with added concerns. During the survey, we assess drainage systems, boundary walls and any potential flood risk. We also inspect outbuildings, garages and retaining walls, because defects there can be costly to repair or replace. The survey covers the property's wider boundaries and access as well.

For properties in reasonable condition, our Level 2 survey gives most buyers the detail they need to move ahead with confidence. If our surveyor finds significant structural concerns during the inspection, we may suggest a follow-up Level 3 Building Survey for a more thorough analysis of the property's construction and defects. We will always advise on the survey level that best suits the specific property.

From our work across the Bretherton area, several issues come up repeatedly and buyers should know about them. In older homes, electrical systems are sometimes outdated and may not meet current regulations, which raises safety concerns and can lead to expensive rewiring. As part of the inspection, we check the electrical consumer unit, the condition of wiring where accessible and the socket outlets.

Damp is a common problem across Lancashire, and Bretherton is no different. Rising damp can affect homes with solid walls, especially where damp proof courses have failed or were never installed in the first place. We also regularly find penetrating damp caused by damaged roofs, faulty gutters or damaged rendering in older properties. Our surveyors use moisture meters to identify damp, then assess both the cause and the severity.

Roofs deserve close attention here, not least because many homes in the village have coverings that are decades old. We check for missing or damaged tiles, worn pointing to ridge tiles and the state of flat roof coverings. Valley gutters and wall abutments are also important, as leaks often start there. Where it is safe and accessible, our surveyors will enter the loft space to inspect the underside of the roof.

In older properties, windows and doors often show the usual wear and tear, and rotting timber frames are a frequent defect. Draughts around windows can point to failed seals or single-glazed units, both of which affect energy efficiency. We assess all windows and doors and note any that need attention or replacement.