RICS Level 2 Home Survey in Formby

A RICS Level 2 Survey, previously called a HomeBuyer Report, gives a detailed check of the property's condition using a clear traffic light rating system. Our inspectors look at all accessible parts of the home, including the roof space where it is safe to get in, along with the foundations, walls, windows, doors, and visible plumbing and electrical systems. We do more than note the surface detail, we also consider what hairline cracks in the render could mean in a property built on the blown sand deposits that dominate much of Formby's geology.

Across Formby, we regularly inspect everything from 16th-century timber-framed cottages to modern new builds, so our surveyors focus on the features and weak points that come with each type of home. We set out the property's general condition, flag urgent issues that need immediate attention, and point to defects that should be built into future maintenance plans. A house near the River Alt in the south-east of Formby can face quite different pressures from one on the higher ground near Formby Hall, and we write our reports with that local context in mind.

Our reports are written in plain English and use a traffic light system to show areas of concern, red for urgent problems, amber for defects to keep an eye on, and green for satisfactory condition. We also include practical recommendations and estimated repair costs, which can help with negotiations or with planning future maintenance. For a standard property, the report will usually come to 30-40 pages, so there is plenty there to show what you are buying.

Level 2 is intended for conventional properties in reasonable condition, which means it suits most homes in Formby. That covers the semi-detached houses found across much of the area, detached family homes, and newer properties at developments such as Pinewood Park and Fox Wood Garden Village. Older listed buildings are a different matter. Formby has 27 of them, including two Grade II* structures, and for these we usually suggest the more detailed Level 3 Building Survey, though we will advise on the best option during booking.

• Structural integrity assessment
• Damp and moisture detection
• Roof condition inspection
• Electrical and plumbing overview
• Boundary and outbuilding review
• Energy efficiency considerations

Formby's coastal setting has obvious appeal, but it also brings property concerns that cannot be ignored. The dunes along the coast act as natural protection, yet coastal erosion still matters over the longer term. Our surveyors check for signs of coastal damage and erosion-related issues that may affect structural integrity and value in the years ahead. We have found that homes nearer the dune system can need a different approach to upkeep, particularly around damp and ventilation, and we take that into account in our assessments.

Heavy rainfall can put pressure on local drainage in Formby, especially where combined sewer systems are in place and capacity is exceeded. In some areas that raises the risk of sewer flooding, most notably in low-lying parts near Andrews Lane and Brackenway, where development has taken place near functional flood plains. When we inspect homes there, we pay close attention to damp proofing, drainage layout, and any trace of earlier water damage that might suggest the property has already been affected by flooding.

Older housing is a big part of Formby's character. The area has 27 listed buildings, including two Grade II* structures such as Formby Hall, along with several historic cottages dating back to the 16th century. Homes from this period often need a closer look because of their traditional construction, from timber-framed cores to original brickwork with stone dressings and slate roofs. Our surveyors know the issues these buildings can present, including rotten timber in older cottages and the need for careful, sympathetic maintenance of period features.

The ground beneath Formby deserves attention as well. Much of the area is defined by mudstone bedrock and superficial deposits of blown sand, and changes in moisture content can make these conditions prone to movement, sometimes resulting in subsidence or foundation problems. It is not always an issue, but our inspectors are trained to spot the signs, cracking to internal walls, doors that have recently started sticking, or visible gaps around window frames. In the south-eastern corner of Formby, where alluvium deposits from the River Alt are present, there may be extra considerations again.

Formby has had a good deal of new development in recent years. Major schemes include The Grange by Morris Homes, Pinewood Park by David Wilson Homes, and Fox Wood Garden Village by Taylor Wimpey. New builds can look as though they should come with fewer risks than older homes, but a Level 2 survey still has value because it can pick up issues that might otherwise be overlooked. We have inspected new properties where defects showed up within months of completion, and an independent survey gives the information needed to act on that.

At The Grange, prices begin at around £224,750 for a two-bedroom apartment, while three and four-bedroom houses sit at higher price points. Fox Wood Garden Village has three and four-bedroom homes from approximately £266,995 for a semi-detached house to £344,995 for a larger detached property. Even in developments like these, our surveyors can still identify concerns around build quality, ventilation, and the construction methods used.

A Level 2 survey can be particularly useful on a new build because it helps pick up snagging issues, those minor defects that should be put right by the developer before or soon after moving in. Across Formby's new developments, our surveyors have found all sorts, from badly fitted windows to inadequate damp proofing. That written record puts us in a stronger position when issues need to be raised with the developer. In places such as Brackenway, where new homes have been built near functional flood plains, we can also consider whether flood resilience measures appear adequate.