RICS Level 2 Survey in Atherton M46

Our RICS Level 2 Survey suits properties that are in reasonable condition and built in a conventional way. During the inspection, our chartered surveyor checks all accessible parts of the property, including the roof space, where safe and accessible, the exterior walls, windows and doors, plumbing and electrical installations, and the building’s overall structural integrity. We are looking for defects that could affect value now or lead to costly repairs later.

Across M46, we regularly see the same themes in Greater Manchester housing stock. A large share of Atherton homes date from the Victorian and Edwardian periods, so traditional solid wall construction is common, and that can be vulnerable to damp penetration where maintenance has slipped. We also inspect plenty of post-war semi-detached properties, many of which have been altered over the decades. Because we know these local property types well, we know what to check and can explain the likely cause and effect of any defects we uncover.

Condition ratings in the report are set out with a straightforward traffic light system. Red means urgent investigation or repair is needed, amber shows defects that need attention but are not urgent, and green means the element is in satisfactory condition. That makes it easier to decide what to raise with the seller and what to budget for later. Our aim is to give you a clearer basis for the decision ahead, from going ahead with the purchase to negotiating a price reduction or asking for repairs before completion.

As part of the Level 2 Survey, we also provide a market valuation and a building insurance rebuild cost assessment. We base the valuation on current market conditions in the Atherton area, which is especially helpful if you are arranging a mortgage, as lenders want to see that the property offers adequate security for the loan. The rebuild cost matters for adequate buildings insurance cover, and we calculate it from the size, construction, and fixtures of the property.

• External walls, roof structure, and coverings
• Windows, doors, and joinery
• Damp and timber condition
• Plumbing and water supply
• Electrical installations
• Gas safety (visual check)
• Floors, stairs, and ceilings
• Garage and outbuildings

Years of surveying homes in Atherton and across M46 have given us a solid feel for the defects that come up most often in this part of Greater Manchester. Traditional brick construction is widespread here and is usually sound, but penetrating damp can develop where external brickwork has deteriorated or pointing has failed. Local weather plays its part too. With high rainfall, we often find signs of damp penetration in properties that have not been properly maintained, especially on north-facing walls where drying takes longer.

Roof coverings are another regular issue, especially on older homes. We often find tiles that have slipped, along with ridge tiles that have lifted. In the North West, strong winds and heavy rain can put roof coverings under real strain over time. Once tiles are missing or damaged, water ingress can follow, and that can then affect timbers and internal plasterwork if it is left untreated. Our surveyors pay close attention to the roof structure and coverings, looking for evidence of past leaks and any points that seem vulnerable.

Period properties in M46 often raise questions about electrics. Many Victorian and Edwardian houses in Atherton still retain original wiring, or wiring that has not been updated to current electrical safety regulations. We record the apparent age and condition of the installation and, where needed, recommend inspection and testing by a qualified electrician before completion. That matters, because outdated systems can present a fire hazard and may fall outside the terms of your home insurance policy.

Over the years, plenty of local properties have been altered, and not every change comes with the necessary building regulations approvals. Extensions, loft conversions, and the removal of internal walls can all have an impact on structural integrity. Our surveyors look for visible signs of structural alteration and comment on whether appropriate permissions appear to have been obtained. If something gives us cause for concern, we will recommend further investigation by a structural engineer.

Once we have finished the inspection, we send a detailed report that usually runs to between 30 and 40 pages. It opens with the surveyor's overall opinion of the property, then moves through the building element by element with fuller findings. Each section includes photographs of the defects identified, so it is clear what the surveyor is referring to. We write in plain English as far as possible, keeping technical jargon to a minimum and explaining specialist terms where they appear.

A particularly useful part of the RICS Level 2 Survey is the valuation and insurance rebuild figure. Our surveyor provides an open market valuation based on current conditions in the Atherton area, which can be very helpful if you are arranging a mortgage. The current average property price in M46 is £201,339, with detached properties averaging £330,599 and terraced properties at around £164,916. We relate the valuation to the specific property type, location, and condition. The rebuild cost is there for buildings insurance purposes, so you are not underinsured.

Sometimes the survey points to issues that need another specialist opinion. If, for instance, our surveyor suspects structural movement or significant damp problems, we will advise you to instruct a structural engineer or damp specialist for a more detailed assessment. That extra step can help you avoid costly surprises later and gives you firmer information for the decision you need to make about the property. We are always clear when further investigation is recommended, and why.