RICS Level 2 Survey in Charnock Richard

Our RICS Level 2 Survey, formerly the HomeBuyer Survey, gives a close look at a property’s condition. We examine all accessible parts of the building, including the roof space where it is safe to get in, external walls, windows and doors, damp proof courses, and the state of plumbing, electrical installations, and heating systems. In Charnock Richard, our surveyors also keep an eye on issues common to the local housing stock, from older slate roofs to the effects of clay-related ground movement on shallow foundations.

Any defects we find are set out in detail, with each one graded by seriousness and matched with clear guidance on the likely remedy. We look for damp, timber problems such as woodworm and rot, structural movement or cracking, and faults with insulation and ventilation. The report then sets out condition ratings for each element, so you can see at a glance what needs attention now and what may come up later. It also includes market valuation and rebuild cost assessments, both useful for insurance and mortgage purposes.

Charnock Richard brings a few local factors that we build into every inspection. The clay deposits in the area can cause shrink-swell movement, especially where older homes sit on traditional foundations. We check for cracking to walls and for doors that stick or bind, both of which can point to movement. Past coal mining in the area deserves the same care, since old workings can leave behind ground instability. Our surveyors know the signs and can suggest further investigations if anything gives us cause for concern.

Again and again, we see the same kinds of defects in the local housing stock. Homes built before the 1940s often show rising damp where a physical damp proof course is missing or has broken down. Older slate roofs regularly have missing or damaged tiles, while lead flashing around chimneys and valleys can deteriorate over time, and roof timbers in empty properties may suffer woodworm. Mid-20th century homes often still have wiring that falls short of current regulations, along with heating systems that have simply run out of road. Knowing those patterns helps us give sharper, more relevant advice for Charnock Richard.

Charnock Richard’s character is rooted in its Lancashire heritage, with most properties built in traditional red brick and finished with either slate or tile roofs. Homes from before the 1920s are usually of solid wall construction, while those built from the mid-twentieth century onwards tend to use cavity wall methods. Our surveyors understand those differences and know the issues that often go with each type. The village has also seen significant new development in recent years, with Charnock Richard Place by Rowland Homes and The Hedgerows by Story Homes providing modern homes off Chorley Road and Preston Road. These new-build properties come with their own checks, from snagging to the quality of construction and finishes.

The ground beneath Charnock Richard presents its own problems for property owners. Underlying clay deposits, part of the glacial till covering the Pennine Coal Measures, bring a moderate to high shrink-swell risk. As moisture levels change, the clay expands and contracts, and homes can move with it. We inspect walls, floors, and door frames for signs of movement, including cracking that may suggest ongoing subsidence or heave. Trees close by, or long dry spells, can raise the risk. If movement looks significant, we recommend a specialist geotechnical report.

During periods of heavy rainfall, some parts of Charnock Richard can be affected by surface water flooding. Because the village sits away from major rivers, river flooding is less of a concern, but low-lying roads and plots can still flood after intense storms. Our surveyors take note of the site topography and look for signs of previous flooding or water damage. Where flood risk is higher, extra investigations or insurance considerations may be needed. The River Yarrow and its tributaries on the parish boundaries mean that some properties, especially those in lower-lying positions, call for closer scrutiny.

There are only a limited number of listed buildings in Charnock Richard, among them Charnock Richard Hall, which is Grade II* listed, plus several Grade II listed farmhouses and barns scattered through the parish. Their age and unusual construction mean they usually need a more detailed inspection. Although the village does not have a designated conservation area, any property with historical designations may need survey requirements that go beyond the standard Level 2 assessment.