RICS Level 2 Survey in Rufford

Our RICS Level 2 Survey suits properties built in conventional construction, which covers most homes in Rufford. From a semi-detached house on New Street, to a period home near the village green, or a newer build on the outskirts, we inspect every accessible part of the building. We look beyond the obvious faults, and assess the condition and likely lifespan of each element.

In the survey, we check the walls, roof structure, floors, windows, doors, and any extensions. We look at the fabric of the building and pick out defects that are already there, or likely to appear soon. Our surveyors review the main services, including gas, electric, heating, and water, and note anything visible that needs specialist follow-up. Accessible timbers are checked for woodworm or rot, and we examine the general state of the drainage.

We also take in the surroundings. Rufford lies in an area with notable flood risk from the River Douglas and the Martin Mere System, so our surveyors record any visible evidence of previous flooding, dampness, or drainage concerns that could affect the property. The local clay-rich soils can shrink and swell, which may lead to subsidence where foundations are shallow. Cracks in walls, uneven openings around windows or doors, and other signs of movement all get careful attention.

Each element we inspect is given a condition rating using the RICS traffic light system, red for urgent defects that need attention, amber for defects that will need repair later, and green for a satisfactory condition. The system makes it easier to see what work may be needed after you move in, and helps with budgeting or price discussions with the seller.

• Walls and structural integrity
• Roof covering and structure
• Windows, doors, and joinery
• Damp and moisture assessment
• Timber decay and infestation
• Services and utilities
• Boundary walls and outbuildings
• Flood risk indicators

The geography of Rufford brings a set of issues that buyers will not find in many other parts of Lancashire. The village lies within the Rufford and Mawdesley system and the Martin Mere System, both classed as high flood risk areas. The River Douglas runs immediately east of the village behind levees, and flooding in 2012 and 2015 caused substantial damage to local properties.

Local geology adds another layer for anyone buying in Rufford. Rufford Parish sits in the Lancashire and Amounderness Plain, an area covered by glacial till with poorly-drained peat-filled hollows, which is why the mosses and meres are such a feature of the landscape. The basin and coastal peats, together with podzolic soils over Shirdley Hill Sands, help create the high-quality agricultural soils found here.

The clay-rich soils around Rufford are prone to expansion when wet and shrinkage in dry spells, which can cause subsidence in properties with shallow foundations, especially during extended droughts. Our surveyors keep those local factors in view during every inspection. We look for water damage, damp penetration, foundation movement, and drainage issues that matter in this area. Where we find concerns, we set out clear recommendations for further investigation or remedial work by the right specialists.

Rufford’s drainage network includes ditches, pumping stations, and sluices that regulate water levels across the low-lying land. Homes in the lower areas may be more exposed to drainage problems, particularly when rainfall is heavy. Our surveyors note the property’s position in relation to watercourses and drainage systems, and we look for evidence of previous problems that could point to future risk.

Rufford has ten listed buildings on the National Heritage List for England, which reflects the village’s historical importance in West Lancashire. If you are thinking about buying a listed property, our Level 2 Survey can still give you useful information, although listed buildings may have specific maintenance needs and restrictions that affect how defects can be repaired.

Historic Rufford properties often use timber framing, stone plinths, and stone-slate roofs, as seen at Rufford Old Hall. These features need regular upkeep and can show age-related defects that our surveyors are trained to spot. We give practical guidance on the condition of historic details and any restoration work that may be needed. We also understand that preservation rules can limit the remedial work that is possible.

Properties in or near the conservation area may also face planning constraints that shape the alterations or extensions you could carry out later on. Our survey looks at the physical condition of the home, but we can point out heritage matters that may affect plans for alteration or renovation. Buyers of listed properties should also speak with West Lancashire Borough Council about any planning or listed building consent requirements before they move ahead with a purchase.