RICS Level 2 Survey in Croston

Our RICS Level 2 survey gives Croston buyers a close visual check of the main structural parts of a property and the areas most likely to cause trouble. In this village, our surveyors pay close attention to roof age and condition because local homes range from original slate and tile coverings to older thatched roofs later converted to asbestos tiles. We also look carefully at gutters and drainage, particularly for homes near the River Yarrow where managing water matters. Traditional Croston construction, including rendered brick with stone dressings, is familiar ground for our team, and we know the common faults that come with these heritage building methods.

Inside, we assess walls, floors, ceilings and doors, and we record any evidence of damp, rot or pest infestation. Where visible, we also comment on plumbing, electrical wiring and heating systems. Croston has numerous listed buildings, and properties within the conservation area need careful handling, so we note alterations that may need listed building consent or that might affect heritage value. Croston Town Bridge is a Scheduled Monument, and homes nearby can bring extra points for buyers to consider.

Outside, our inspection covers walls, brickwork, render and pointing, along with the rest of the building envelope. Rendered brick with stone dressings appears on many Croston homes, and our surveyors are used to spotting the defects that often show up with these traditional construction methods. We also inspect outbuildings, garages and the overall condition of the plot, including boundaries that may be influenced by local topography. Homes on the hillside around Town Road can have very different drainage issues from those in the lower ground nearer the river.

In flood risk zones, our surveyors actively look for signs that a property has been affected before. Homes on Grape Lane, Town Road, Yarrow Close, Back Drinkhouse Lane, Drinkhouse Lane, and Riverside Crescent are particularly prone to flooding from the River Yarrow. We note visible flood defences, water marks and damp linked to earlier flooding events, and we assess lower floor levels as well as the condition and effectiveness of any damp proofing already in place.

• Roof structure and covering
• Wall construction and condition
• Damp and moisture detection
• Electrical and plumbing visible systems
• Drainage and guttering
• Windows and doors
• Floors and ceilings
• Outbuildings and boundaries

Croston's market has shifted sharply, with average prices falling around 21% over the past year according to home.co.uk listings data. That makes a proper survey especially worthwhile, because buyers do not want to overpay for a home that needs major remedial work. Our Level 2 survey highlights defects that can be missed at a viewing, from concealed damp to structural movement. With approximately 110 property sales in the PR26 9 postcode area over the past two years, activity is still there, and solid survey advice matters.

There are 47 listed buildings in the Croston civil parish, and the village centre also falls within a conservation area, so a good number of homes here come with features that need experienced assessment. Our surveyors understand the problems that can affect historic Lancashire properties, from traditional construction methods to the upkeep demanded by heritage details. Landmarks such as St Michael & All Angels' Church, along with the farmhouses and almshouses across the village, show just how much history shapes the local housing stock, and that has a direct bearing on modern ownership.

Croston has a population of 3,272 in the 2021 census, with 1,366 occupied households. Despite its village scale, it sits within easy reach of Leyland and Chorley, which helps explain its appeal to both families and commuters. We often inspect family homes here that have been cared for over time, but not every issue is obvious on the surface, and hidden defects still turn up.

Along the River Yarrow, flood risk changes what we look at first. For homes on Grape Lane, Town Road, Yarrow Close, and nearby streets within the flood warning area, our surveyors focus closely on flood mitigation measures, damp proofing and the condition of lower floor elevations. Buyers in these parts of Croston need a clear view of the property's past and present position on water damage.

Terraced homes make up a notable part of the Croston market, and our Level 2 survey suits this type of property well. We check for movement between adjoining buildings, look at the condition of shared walls, and comment on mutual boundaries. Many of the village's terraced houses date from the 19th century or earlier, so our surveyors know the warning signs that come with older construction. The majority of properties sold in Croston over the last year were terraced homes, which makes this survey particularly relevant locally.

Semi-detached homes in Croston often date from the village's mid-20th century expansion, and they benefit from a careful look at joint walls, drainage and any later extensions. On Station Road, the Lanley Homes development is a newer example, with four semi-detached homes in this small development. Even with modern construction, we still check for build quality issues and signs that building regulations compliance may need closer attention.

Older detached houses in Croston, especially those close to the village centre or along Town Road, can carry a lot of historic character and just as many maintenance considerations. Our Level 2 survey gives buyers a clearer picture of the condition of those older features, including converted farmhouses with original details. We highlight repair concerns without losing sight of the property's heritage value. Where a home sits in the conservation area, our surveyors also note alterations that may raise listed building consent issues.

A Level 2 survey can also be worthwhile on new build homes, including properties on the Lanley Homes development. Although these houses are relatively modern, our inspection can pick up snagging issues, building regulation compliance points and defects that have appeared since construction. Planning is also underway for a possible development of 9-12 detached and semi-detached family houses on a 0.78 hectare site in Croston, which may create further new build options in time.

• Victorian and Edwardian terraced houses
• Semi-detached family homes
• 1950s-1970s properties
• Converted farmhouses
• Properties in conservation areas
• Modern semi-detached homes
• New build properties