RICS Level 2 Survey in Liverpool L28

Our Level 2 inspection gives a detailed visual review of every accessible part of the property. We begin outside, checking the external walls, roof covering, chimneys, gutters, downpipes and drainage, then move methodically indoors to look at walls, ceilings, floors, doors, windows and the main fixtures and fittings. In L28, where many homes were built in the post-war years, that kind of orderly inspection is especially useful. Properties dating from the 1940s to the 1980s can carry particular risks linked to their build methods and the age of their services, and our surveyors cover those points in the report.

Where safe access is available, we inspect the roof space and look closely at rafters, sarking felt, insulation and structural timbers for signs of rot, woodworm infestation or movement. Roof trouble is one of the issues we see most often in properties of this age and style. Concrete or clay tiles that have been on for several decades may be starting to fail, and worn felt or blocked guttering can let water into the building fabric if left alone. We record these defects at the inspection stage, so buyers have a clearer view of likely maintenance before taking ownership.

Inside, we inspect kitchens, bathrooms and WCs for overall condition and note any shortcomings in fixtures or fittings. Visible plumbing and electrical installations are checked for obvious safety issues and signs that they no longer meet current standards. A good number of L28 homes still have original wiring and heating systems from the 1960s and 1970s. Those installations are now nearing, or have already passed, the end of their intended life and can mean a sizeable upgrade bill for new owners. We set that out plainly in our report so you can weigh it up in your financial planning before exchange.

Damp turns up regularly in post-war housing across the outer Liverpool suburbs. In L28, that can mean rising damp, penetrating damp or condensation, particularly where ventilation is poor, damp-proof courses have broken down, or cavity wall construction has been affected by unsuitable insulation fill or debris bridging. Our surveyors know the usual warning signs and use calibrated moisture meters alongside the visual inspection to pick up damp that may not be obvious at first glance. If we find it, the report explains the type, the likely cause and the most suitable remedy.

• External walls, brickwork, and pointing
• Roof covering, gutters, downpipes, and drainage
• Windows, doors, and external joinery
• Damp and timber decay including woodworm and rot
• Visible plumbing, heating, and electrical elements
• Insulation and ventilation assessment
• Signs of structural movement or settlement
• Potentially hazardous materials including asbestos

Of all the defects we find in post-war homes across the outer Liverpool suburbs, damp is the most consistent, and L28 follows that pattern. Rising damp may affect ground floor walls where the original damp-proof course has failed or has been bridged by debris or soil against the outside wall. Penetrating damp is most often seen around neglected roof details, window frames and the junctions between different parts of the building. Condensation-related damp is more common where ventilation is poor, especially in bathrooms and kitchens where moisture levels are highest. We use calibrated moisture meters and careful visual inspection to tell these forms apart and to recommend the right treatment in each case.

Roof condition is one of the first things we consider in a post-war property that has not seen much recent upkeep. Pitched roofs with concrete interlocking tiles are common in L28, and when tiles of this kind have been in place for 40 or more years, they may be close to the end of their useful life. Missing, slipped or cracked tiles let water in, while failing sarking felt and blocked guttering can leave roof timbers and insulation damp for long periods. In the roof space, we check the structural timbers for signs of rot or woodworm, both of which are often linked to repeated water ingress.

Services can be a major concern where a property has not been significantly modernised since the 1960s or 1970s. Wiring from that period, especially with rubber or PVC insulation, may now be deteriorating and could pose a safety issue. Consumer units fitted with rewirable fuses rather than modern residual current devices do not offer the same level of protection expected under current standards. Older boilers, hot water cylinders and pipework are also usually less efficient and can be less reliable. We comment on the visible condition of these services and recommend specialist testing or further inspection where the signs point to a problem.

Asbestos-containing materials can still be found in some properties built before 2000. Within L28's post-war housing stock, that may include textured ceiling coatings, partition board materials, pipe lagging, and insulation to boilers or hot water cylinders. If such materials are in good condition and left undisturbed, the risk is usually low. The position changes if renovation, extension or substantial repair work is planned, because a formal asbestos management survey should then be arranged before contractors start. We flag any suspect materials in the report and recommend specialist checks where needed, so you have a clearer picture of the likely scope of future works.