RICS Level 2 Survey in Kirkby (L32)

Our RICS Level 2 survey gives you a detailed picture of a property's condition, with close attention paid to the main visible parts of the building, including the walls, roof, floors, doors and windows. We inspect the inside and outside, and where it is safe and possible we also look in accessible areas such as the roof space and under-floor voids. Our surveyor assesses the building's overall condition, points out urgent defects needing prompt attention, and flags anything that may call for further investigation by a specialist. With plenty of experience behind us, we also pick up on issues that can be missed by less experienced inspectors, including subtle signs of subsidence and hidden damp problems.

Across Kirkby, a large share of homes went up between 1950 and 1976, so our surveyors know the usual weak points in this kind of mid-20th-century construction. We check cavity wall construction carefully, look at whether the original damp-proof courses are still doing their job, and assess the condition of timber windows and doors. Rainwater goods, gutters and fascias also get close attention, because they often deteriorate on properties of this age. In the L32 area, many homes have pebble-dash render or painted brickwork, and we know what signs matter when judging the condition of those finishes.

The report uses a simple traffic light rating system, so the most serious issues stand out straight away. Green means no repairs or attention are currently needed, amber marks defects that should be noted and may help with negotiations with the seller, and red is reserved for serious problems that could affect safety or value. It is an easy way to see what you are buying, and what it may cost. We also include a market valuation and an insurance rebuild cost figure, both of which can be very useful when sorting out a mortgage and buildings insurance.

We do not stop at the building itself. Our surveyors also consider the wider environmental setting of the property. In Kirkby, the underlying geology is mainly Sherwood Sandstone Group bedrock with superficial till deposits, boulder clay, from glacial periods. The shrink-swell clay hazard is generally low here, but we still stay alert for any signs of movement in the foundations or drainage defects that might point to localised ground instability. We also record how close the property is to watercourses such as Kirkby Brook and Simonswood Brook, because parts of L32 face medium to high flood risk from rivers and surface water.

• Structural walls and foundations
• Roof covering and structure
• Windows, doors, and joinery
• Damp and moisture assessment
• Electrical and plumbing overview
• Insulation and ventilation check

Kirkby's housing stock throws up a handful of defects that our surveyors see time and again during Level 2 inspections. Because much of the area was built as a post-war new town, damp is one of the more common issues. Rising damp happens when moisture from the ground moves up through brickwork, often where damp-proof courses have failed or were never properly installed. Penetrating damp usually comes from defective rainwater goods, damaged roof coverings or poor mortar pointing that lets water into the structure. We know where these problems tend to show themselves in local homes, and we check places where they are often hidden, including behind furniture and inside cupboards.

Roofing is another area that often needs careful scrutiny in L32. Homes built in the 1950s through 1970s commonly have concrete or clay tile roofs that are now at, or beyond, the age when problems start to appear. Our surveyors inspect the roof covering, flashings, valleys and chimneys for slipped tiles, visible damage and moss growth that may point to moisture getting in. We also check gutters and downpipes for leaks, blockages and poor falls, as overflowing water can damage fascias and soffits. On Kirkby's semi-detached houses, shared chimney stacks and communal drainage systems deserve extra attention too.

Mid-century homes often have electrical and plumbing systems that no longer meet current regulations. In some properties we still come across original rubber-sheathed wiring and lead pipes, both of which raise safety concerns and can affect insurance. As part of the survey, we carry out a visual inspection of the consumer unit, visible wiring, sockets and exposed plumbing pipework, and we flag any obvious shortcomings or anything that should be checked by a qualified electrician or plumber. We also note where lofts and cavity walls lack modern insulation, because that can have a real impact on energy efficiency and heating costs.

Asbestos-containing materials can be an issue in Kirkby's older homes, particularly where products installed before the year 2000 remain in place. Potential examples include Artex textured coatings, insulation boards and certain roofing materials. Our surveyors are trained to spot materials that may contain asbestos, and we recommend a professional asbestos survey where that is appropriate. We also look closely at windows. In many 1960s and 1970s properties these are still the original timber frames, which may be rotten or awkward to open and close. Plenty of Kirkby homeowners have since fitted uPVC, but we inspect both older and newer installations for fit and operation.

• Rising and penetrating damp
• Roof tile deterioration
• Gutter and fascia decay
• Outdated electrical wiring
• Lead or iron plumbing
• Asbestos-containing materials

With 398 property sales in the last 12 months and average prices of £171,941, Kirkby's market remains busy and competitive. A first-time buyer purchasing a terraced house on one of the many estates around Kirkby town centre, or a family moving to a larger detached property in areas like Simonswood or Southdene, can benefit from the protection a RICS Level 2 survey provides. The fee, usually between £400 and £600 for a standard property, is modest when set against the cost of uncovering serious defects only after you have completed the purchase.

Kirkby's geography brings its own set of considerations, and it helps to know the ground conditions. The area lies on Sherwood Sandstone bedrock with glacial till deposits above it. Although the shrink-swell clay risk is low, local drainage problems can still arise, especially near the watercourses running through the area. Parts of Kirkby, particularly land beside Kirkby Brook and Simonswood Brook and sections near the M57 motorway, face medium to high flood risk from surface water. Our surveyors take note of these environmental points and look at whether drainage arrangements and flood resilience measures appear suitable.

Local demand is shaped in part by employment and transport. Kirkby's economy draws support from major employers such as Knowsley Business Park and the many logistics and distribution centres spread along the motorway network. Regeneration in Kirkby town centre has added new retail and leisure facilities, which has made the area more appealing to families and commuters alike. Many buyers work in Liverpool city centre but choose to live in Kirkby because housing is more affordable. We understand those local market pressures, and we know how condition can affect values across different parts of L32, from older estates to the newest schemes.

Most of Kirkby's post-war housing was built with cavity walls, brick outer leaves, block inner leaves, timber roof structures and concrete ground floors. We have inspected hundreds of properties of this type, so we know the details that matter when judging condition. Different builders used different methods over the decades, and that history can leave recurring defects behind. We can often see where certain materials or techniques used by particular developers have caused problems, and that local experience is a real advantage when assessing a Kirkby property.