RICS Level 2 Survey Lancashire

Our RICS Level 2 Survey gives a detailed picture of the property's condition, with close attention to the main visible parts such as the roof structure, walls, windows, doors, dampness and timber conditions. We carry out a systematic inspection of the exterior, interior and visible services, including plumbing and electrical installations. Where it is safe to do so, our inspectors move furniture and lift trap doors, so the report reflects the property's actual condition, not just how it looks on the surface.

Across Lancashire's varied housing stock, we pay close attention to faults that turn up time and again in the region. Many homes are built in traditional solid-wall construction with local sandstone or red brick, and our surveyors know the warning signs these older buildings can show. We check for rising damp in properties without modern damp-proof courses, and we assess the condition of slate or tile roofs found on many period homes across the county. In former mining areas around Wigan and parts of East Lancashire, we also look carefully for subsidence or ground movement linked to historic colliery activity.

Some defects are easy to miss unless you know where to look. Our surveyors inspect lead flashing around chimneys, look for rot in timber windowsills and door frames, and assess how well guttering and drainage systems are performing. In homes with suspended timber floors, common in older Lancashire properties, we lift corner edges where access allows to check for woodworm or wet rot. We also record the condition of boundary walls, which matters especially in terraced properties where shared walls can have a history of repair problems.

• Roof and chimney condition
• Wall structure and damp
• Windows, doors, and joinery
• Plumbing and electrical visible fixtures
• Timber floors and woodworm
• Garage and outbuildings

Lancashire has a notably varied housing stock. Terraced properties account for 37.6% of sales, semi-detached homes for 32.9%, detached properties for 21.9%, and flats for 7.5%. That balance reflects the county's industrial past, with many terraces originally built for workers in the cotton mills and coal mines of the 19th and early 20th centuries. Knowing the usual construction methods helps our surveyors focus their inspection properly, whether we are looking at a traditional stone-built cottage with solid walls or a newer cavity-wall home.

Damp is one of the issues we see most often in Lancashire properties, especially rising damp in older terraced houses with original solid walls. Significant rainfall across the county can make matters worse where ventilation is poor or damp-proof courses have failed or never been updated. Roof condition also comes up regularly in our reports, as many older homes still have original slate roofs which, despite their character, may be nearing the end of their lifespan. We also frequently note failing lead flashing and damaged gutters during inspections.

We give extra attention to properties in flood-risk locations along the River Ribble, River Lune and the coastal areas around Morecambe Bay. Our surveyors note the condition of any flood mitigation measures already in place and comment on the area's flooding history. Lancashire also has many conservation areas, protecting the character of places such as Lancaster, Clitheroe and Whalley, and we understand the added considerations that come with older properties there, including restrictions on alterations or improvements.

Lancashire's geology creates a set of challenges that we know well. Large parts of the county sit on clay deposits, especially boulder clay, which can bring shrink-swell risk during spells of very wet or very dry weather. That movement in the ground can affect foundations, particularly where properties have shallow footings. Our inspectors watch for the usual signs, including crack patterns in walls and doors or windows that stick or do not close properly.

Although much of Lancashire's housing market is made up of older homes, there are new developments across the county as well. Major builders such as Barratt Homes, David Wilson Homes, Persimmon Homes and Taylor Wimpey are active in Langho, Colne, Cottam (Preston), Whittingham, Greenhalgh and Clayton-le-Moors. New build homes at schemes including The Pastures in Langho (prices from £269,995), Cottam Gardens in Preston (from £239,995), and Highfield in Clayton-le-Moors (from £219,995) can still benefit from a Level 2 Survey, particularly to spot construction defects before the warranty period runs out.

We have surveyed many new build properties in Lancashire, so we are familiar with the issues that can still appear in recently finished homes. Buildmark and other warranty providers may cover structural defects, but snagging problems often sit outside that protection. A Level 2 Survey carried out before the final completion inspection helps identify defects the developer should put right. For new builds on clay soils, and much of Lancashire includes shrink-swell clay deposits, we can also advise on ground movement considerations that may affect the property.

Newer developments can look spotless at first glance, but our surveyors still find issues that a builder's completion checklist may miss. We check matters such as ventilation in roof spaces, the installation of windows and doors, and the condition of external render and cladding systems. Even in recently built homes, minor defects often turn up that should be addressed under the builder's snagging responsibilities. On developments such as Stone Bridge Fold in Preston (from £174,995) and Waterside in Greenhalgh (from £299,995), a Level 2 Survey gives you that valuable second opinion before you commit.