RICS Level 2 Survey in Grange-over-Sands (LA16)

Properties in the LA16 area bring a few specific challenges, and our surveyors factor those into every inspection. Grange-over-Sands sits on the coast, so many homes face salt-laden air that can speed up corrosion in metalwork and gradually wear certain building materials. We pay close attention to roof coverings, flashing, gutters and downpipes, since they take the worst of the coastal weather. Windows, doors and external joinery are checked too, for any sign of rot or decay that can be more common in this environment.

The geology across LA16 is mainly Carboniferous Limestone, which usually gives stable ground conditions and a low shrink-swell risk. Even so, some areas have glacial till and alluvial deposits, especially in lower-lying spots near the coast, where localised ground movement can happen. Our surveyors look for signs of subsidence, heave or other ground-related defects that are not always obvious at first glance. We also think about how close a property is to the coastline, and whether coastal erosion or flood risk could be an issue, particularly near Morecambe Bay.

Older construction is another common theme in LA16. Many homes here were built before modern building regulations, so they may not have cavity wall insulation, could have outdated electrics, or still retain original fittings that are no longer up to current standards. Our Level 2 surveys include a close look at plumbing, heating and electrical systems, with anything that needs specialist follow-up clearly flagged. We also check for asbestos-containing materials, which matters especially in properties built before 2000.

• Coastal exposure and salt corrosion
• Victorian and Edwardian construction
• Traditional solid wall buildings
• Potential flood risk areas
• Outdated electrical and plumbing systems
• Asbestos in older properties

Grange-over-Sands grew mainly as a Victorian and Edwardian seaside resort, so a fair slice of the housing stock dates from those periods. In the town centre and along the promenade, Victorian villas and terraced houses are common, many built from local limestone and sandstone with traditional solid wall construction. These period properties often still have sash windows, decorative plasterwork and cast iron rainwater goods, all of which we assess for condition and maintenance needs.

Inter-war homes from the 1920s and 1930s also feature in LA16, especially in residential streets a little inland from the seafront. For their time, these properties often used cavity wall construction, which does improve thermal performance compared with solid walls, although modern insulation may still be missing. On the outskirts of town, there are also newer developments from the latter part of the 20th century, usually built with more up-to-date methods and often needing less detailed surveying attention.

Because a very high proportion of properties in LA16 are over 50 years old, RICS Level 2 Surveys are especially useful for buyers here. Age brings the usual issues, deteriorating roof coverings, older services, and plain wear and tear, all of which are more common than in newer schemes. Our surveyors know how different eras of construction behave, so they can spot defects that might be missed by less experienced inspectors.

From surveying properties across Grange-over-Sands and the wider LA16 area, we see the same problems crop up again and again. Damp is probably the most common, particularly in older homes that may lack proper damp proof courses or have picked up penetrating damp from wind and rain off Morecambe Bay. Our surveyors judge how serious the problem is and whether it is likely to be fixed with simple repairs or needs something more involved.

Roof conditions are another regular concern in LA16. Many homes still have slate or tile roofs that date back to the original build, so they may be nearing, or already past, their expected lifespan. We inspect roof coverings, flashings, gutters and downpipes for damage, missing tiles and signs of deterioration. Sometimes we recommend a closer look in the roof space so rafters, battens and insulation can be checked. Timber defects, including wet rot and dry rot, also come up often, especially where damp has lingered for some time.

Very near the coastline, properties can show salt corrosion on metal components such as gutters, downpipes and window frames. Left alone, that sort of corrosion can weaken structural elements and leave owners facing costly repairs. Our surveyors know the pressures created by the coastal environment, so they flag any concerns in your report. We also look at old electrical wiring and plumbing, both of which are common in older LA16 properties and may need updating to meet current regulations.