RICS Level 2 Survey in Trawden Forest

Trawden Forest has a property market with real character, and it needs a careful eye. Around the village, 18th century handloom weavers' cottages still sit among other preserved old buildings, with locally quarried stone used not only for the houses themselves but also for field boundaries. Blue slate roofing turns up again and again on traditional mills and older homes. Charming, yes, but this kind of building stock comes with its own set of issues, and our surveyors know what to look for. We regularly inspect homes built in local sandstone, which behaves differently from the brick-built housing seen elsewhere in Lancashire.

Not much new building has taken place here since the First World War, so most homes coming to market are over 50 years old, and plenty are more than 100 years old. That matters. Houses of this vintage pre-date modern building regulations and often have solid walls instead of cavity walls, original plumbing and electrics, and traditional roof coverings that may now be at the end of their useful life. Our Level 2 surveys are geared towards the defects that crop up in older homes, from damp getting through solid walls to worn roof coverings and ageing electrical installations. With so much pre-1919 housing in Trawden Forest, some remedial work is often part of the picture.

Trawden Forest also sits within a former coal mining area, and the last colliery at Lark Hill is thought to have closed around 1890. Even though most visible signs of mining had faded by the mid-20th century, we still pay close attention to any hint of ground movement or subsidence linked to historic workings. Then there is water. Trawden Brook and Wycoller Brook run through the area, so lower-lying properties can be vulnerable to surface water or riverine flooding. When we inspect homes near either watercourse, we look carefully for signs of past flooding and comment on any flood resilience measures that may make sense.

The whole parish of Trawden Forest falls within a Conservation Area, which is important for anyone buying there. It can affect changes to the property, including alterations, extensions and even external paintwork. Our surveyors know the Trawden Forest Neighbourhood Plan and can explain how Conservation Area status may shape what you can do later on. We are also aware that 39 buildings in the parish are listed, with six of them at Grade II*, so we can spot where listed building considerations may come into play.

• Stone-built construction
• Pre-1919 housing stock
• Historical mining activity
• Flood risk near watercourses
• Conservation Area restrictions
• Outdated building systems

From our work across the Pendle area, a few recurring problems come up time and again in Trawden Forest. Dampness is high on the list, especially in solid-walled Victorian and Edwardian houses built before cavity wall construction became the norm. We see both penetrating damp through ageing stonework and rising damp from the ground, particularly where damp-proof courses have failed or were never fitted in the first place. In quite a few homes, deteriorated stone-pointing has opened the way for water ingress, later showing up as damp patches on internal walls.

Roof defects are another common finding. Traditional slate roofs can last well, but they do not last forever, and many local properties still have original coverings or early replacements that are now wearing out. Missing or cracked tiles, slipping slates, failing flashings around chimneys and ridge mortar that is breaking down all turn up regularly in our reports. Given the age of so much of the housing stock, we also watch for cracks in walls or ceilings, uneven floors and doors that will not close properly, all of which can point to movement or subsidence and may need closer investigation. We have also seen cases where timber joists were weakened by long-term damp exposure, leaving floors unstable.

Older electrical systems can be a serious concern in this part of the market. Some properties still have original wiring that falls short of current safety standards, which can increase fire risk. Lead pipework may also remain in place for water supplies, and ageing boiler systems can be inefficient or expensive to replace. We set out these issues clearly in the report and, where appropriate, give cost estimates for remedial works so you can weigh them up before proceeding. Before exchange or completion, we always suggest getting any existing installations checked by a qualified electrician and gas engineer.

Historic mining is another factor we keep in mind. Major movement is not something we see often, but we have inspected properties where subtle settlement suggested possible mining-related subsidence from the past. If we find that kind of evidence, we may advise obtaining a mining report from the Coal Authority for firmer reassurance. Homes in lower-lying spots near Trawden Brook or Wycoller Brook can also have a flooding history, so we examine internal plaster and woodwork carefully for watermarks or other signs of previous flood events.

The Level 2 survey report follows the standard RICS format, which makes the condition of the property easier to follow. Each part of the building receives a rating. Condition Rating 1 means no repair is currently needed, Condition Rating 2 highlights defects that need attention but are not serious, and Condition Rating 3 marks serious defects needing urgent attention. It is a simple traffic light system, and it gives a quick visual guide to where remedial work should be prioritised.

In Trawden Forest, many older homes are likely to come back with Condition Rating 2 or 3 for items such as roofing, damp-proofing and electrical installations. That does not automatically make the property a bad purchase. It does mean going in with open eyes and allowing for the cost of putting things right. Our reports include an indication of likely repair or remedial costs for the defects we identify, which can be useful if you need to negotiate with the seller. Those figures are guides, based on our experience of similar properties in the area.

There is also a legal section in the report, drawing attention to points your conveyancing solicitor may need to check in more detail. That can include rights of access, boundary disputes and planning permissions for past alterations, all of which can matter more in Conservation Areas where unauthorised work can cause complications. As Trawden Forest contains 39 listed buildings, we also flag where a property may raise listed building considerations that could affect later renovation plans. Your solicitor can then advise on the legal position in full.

Before you commit to the purchase, we always recommend reading the report closely and raising any concerns with us. Where we identify more significant defects, we can often suggest what extra steps may be sensible next, whether that is a structural engineer's inspection or a mining report. Advice like that can make a real difference when deciding whether to proceed, and what price still makes sense.