RICS Level 2 Survey in Preston

The RICS Level 2 Home Survey, previously called the HomeBuyer Report, gives a solid assessment of a property’s condition, though it stops short of the detailed structural analysis you’d expect from a Level 3 survey. Our inspectors look over all accessible parts of the home, from the roof structure, walls, windows and doors to plumbing, electrical systems and dampness levels. A traffic light rating system shows the findings clearly, with "green" for satisfactory, "amber" for matters needing attention, and "red" for urgent repair. It keeps the picture straightforward, without burying you in technical jargon.

Our surveyors visually assess the construction and condition of the property, looking for signs of subsidence, structural movement, damp penetration, timber defects and other issues often seen in Preston homes. We pay close attention to alterations carried out over the years, especially in Victorian and Edwardian properties where previous owners may have removed or altered load-bearing walls. In places such as Broadgate, Lane Ends and the city centre, historical modifications are common, and we record them carefully.

Every survey report includes a market valuation figure and an insurance reinstatement value, both of which are useful for mortgage arrangements and buildings insurance. With local knowledge of Preston and Lancashire, our surveyors can set out observations that fit the area, not just the building. Grangetown or Cottam may have different construction characteristics from city centre apartments, and our reports reflect that. We also look at proximity to the River Ribble and the flood risk it may create for lower-lying properties.

The Level 2 survey also gives an independent market valuation, which matters in the current Preston market where prices vary across areas and property types. Buying in a new development such as Tabley Green or D'urton Grange? We can set the asking price against our view of fair market value, so you have a clearer idea of whether the figure makes sense before you commit.

Preston’s housing market is varied, with period homes in established residential streets and new builds on the edge of the city. Recent completion of several developments through the Preston, South Ribble and Lancashire City Deal has added thousands of new homes, including Tabley Green by Redrow Homes and various schemes by Rowland Homes and Lancet Homes. Purchasing a new build or an existing property, a Level 2 survey gives valuable protection. Around 3,500 new homes have been delivered to the North West Preston area through the City Deal, which has widened choice for buyers but also increased the need for independent checks on quality.

Preston city recorded approximately 1,400 property sales in the last twelve months, with a further 7,100 transactions across the wider postcode area. In December 2025, the average price for homes bought with a mortgage was £196,000, while first-time buyers were paying around £166,000. With sums like these on the line, finding defects before completion can help you negotiate on price or ask the seller to carry out repairs. Our surveys often pick up dampness, structural movement, outdated electrical installations and roof defects. The 5.9% annual price increase points to a healthy market, but Surveyor checks still protect your investment.

Across Preston and nearby places such as Fulwood, Ashton-on-Ribble and Larches, properties bring different challenges that our surveyors are trained to spot. Many Victorian and Edwardian homes in these areas have solid brick walls rather than cavity walls, which affects thermal efficiency and moisture resistance. Newer properties may be built to current standards, yet they can still have builder snags or design issues that a detailed inspection will uncover. We’ve surveyed new build homes in developments including The Paddocks in Higher Bartle and D'urton Grange in Broughton, and some problems were not obvious to buyers at first glance.

The average price for new builds in the Preston postcode area sits at around £300,000, an 8% rise over the past year. With that level of spend on new construction, our independent inspection gives valuable reassurance that your new home has been built to appropriate standards. We have seen newly built properties needing remedial work, from minor cosmetic defects through to more serious damp proofing or window installation problems.

After the inspection, you receive a detailed report that presents our findings clearly. The RICS traffic light system is used throughout to highlight areas of concern. Green means satisfactory condition, amber points to defects needing attention, and red flags urgent issues that need immediate professional advice. The format makes the most critical points easy to spot, while still giving you the full picture of the property’s overall condition. Each element is rated separately, so you can see exactly where attention is needed.

Each report section sets out our observations on the element inspected, then gives our professional view of its condition and likely lifespan. We also include an indication of the likely cost of dealing with any defects, which helps you budget for the purchase. If we uncover serious issues, such as significant structural movement or extensive damp problems, we will clearly recommend further investigations by specialist professionals. Those recommendations are specific and practical, so you know exactly which specialist to contact.

Alongside that, your survey report also contains a market valuation and a rebuilding cost for insurance purposes. The market valuation is our independent view of the property’s worth based on current local market conditions, while the rebuilding cost helps you arrange suitable buildings insurance cover. Both figures draw on our knowledge of the Preston market, including recent sales data and local property trends. In the current market, where most properties sell between £150,000 and £200,000, an accurate valuation helps keep you from overpaying.

The report also gives useful context about the property’s location, including any environmental risks or planning constraints that could affect your enjoyment or future value. We check for nearby flood zones, ground stability concerns and planning applications in the area that might have an impact. That wider view means you understand not only the building itself, but also the setting around it.