RICS Level 2 Survey in Downholland

Our RICS Level 2 survey is a visual inspection of the accessible parts of the property, with the focus kept on defects that are serious or urgent. We look at the main building elements, walls, roofs, floors, doors, windows, and the condition of damp proof courses. The report uses a traffic light rating system to show the condition of each area clearly, green for satisfactory, amber for requiring attention, and red for requiring urgent repair. It gives a quick read on what needs action now and what can be watched over time.

Downholland’s housing stock mixes older period homes with more recent builds, and that combination often brings geology-related issues to the surface. Across the West Lancashire Coastal Plain, the clay-rich soils can trigger subsidence and movement in homes with shallow foundations, especially where large trees stand nearby. Our inspectors note cracking, movement, or any sign of ground instability that might point to a problem. Beneath the surface here are superficial deposits of till (boulder clay), glaciofluvial sands and gravels, and peat overlying bedrock of the Sherwood Sandstone Group, all of which can affect how foundations perform.

There is also a market valuation and insurance rebuild cost within the Level 2 survey, which is especially useful where local risks are in play. Because Downholland sits near the River Alt floodplain, our report will flag flood risk concerns and suggest sensible further investigations where needed. That helps you make a proper decision before you commit to the purchase. The valuation side is useful for buildings insurance too, since homes in flood risk areas often need specialist cover.

We also carry out a visual check of the property’s energy efficiency, so any weak points in insulation are picked up early. In Downholland, many homes built before 1980 may have thin insulation in walls, roofs, or floors. Our report highlights those thermal concerns and points towards improvements that could cut energy bills and make the place more comfortable. That matters even more in solid wall buildings, which are common in older parts of the area and are harder to insulate than modern cavity wall construction.

• Structural walls and foundations
• Roof covering and structure
• Rainwater goods and drainage
• Damp proof course and dampness
• Windows, doors, and joinery
• Electrical and gas safety matters
• Thermal efficiency and insulation

Surveying properties across West Lancashire has shown us that a number of defect types come up time and again in the local housing stock. Homes over 50 years old, which make up a fair share of Downholland’s properties, often have damp proof courses that have deteriorated and now allow rising damp to affect ground floor walls. Our inspectors look for damp staining, salt deposits (efflorescence), and damaged plaster that point to this kind of issue. Rising damp is particularly common in older solid-walled properties, and in the past it has sometimes been wrongly treated with modern chemical damp proof courses that do not suit the original construction.

Roof condition is another regular finding in local surveys. Older homes may still have original coverings that have worn down over decades, with slipped tiles, damaged flashings around chimneys, and sagging rooflines all needing attention. Our surveyors inspect roof spaces where access allows and check the condition of gutters and downpipes, which may be blocked or damaged. In Downholland, where many properties have traditional pitched roofs with slate or tile coverings, we often find loose ridge tiles, deteriorated mortar, or corroded lead flashings around chimneys. Left alone, those defects can let in water and damage ceilings and timbers inside.

The rural setting of Downholland means some homes still have electrical installations from an earlier generation. As part of the survey, we carry out a visual check of the electrical consumer unit, the age of wiring where it can be seen, and socket positions, with a recommendation for a qualified electrician to do a fuller inspection if we spot concerns. Many older properties still have original fuse boxes rather than modern consumer units with RCD protection, along with wiring that may fall short of current electrical safety standards. We also record the condition of gas pipework and heating systems, and flag any concerns about the age or condition of boiler installations.

We also come across inadequate insulation quite often in this area. Many homes built before current building regulations were introduced do not have enough thermal insulation in walls, roofs, and floors. The result can be heat loss, higher energy bills, and condensation issues, especially where ventilation is limited. Our survey assesses the property’s current thermal performance and points to improvements that could make it more comfortable and cheaper to run. For solid wall homes, which cannot take standard cavity wall insulation, we can advise on alternatives such as internal or external wall insulation systems.

Downholland properties reflect traditional West Lancashire building methods, with the detail changing according to age. Older homes, especially those built before the Second World War, usually have solid brick walls without cavity insulation. Those walls were built with local brick and often sit on solid concrete floors at ground level. Our surveyors need to understand that construction type, because solid wall properties can be more prone to damp and can create difficulties when modern insulation is being considered.

From the 1950s onwards, properties usually moved to cavity wall construction, where an air gap between two layers of brick gives some thermal benefit and helps reduce moisture penetration. Even so, many of these homes still have poor insulation within the cavity or have had it installed badly. During the inspection, our surveyors identify the construction type and note related defects, such as cavity wall tie failure where the internal and external walls have become disconnected over time.

Roof construction in Downholland normally follows traditional cut rafter or trussed rafter designs for pitched roofs. Older homes may have cut roofs with visible rafters and purlins, while newer builds tend to use prefabricated trussed rafters. Our inspection looks at the roof timbers for rot, insect damage, or overloading. We also assess the pitched roof coverings, which here are commonly slate or concrete tile, and check for damaged or missing tiles, worn ridge fittings, and proper fixings.