RICS Level 2 Survey in Treales, Roseacre and Wharles

Our RICS Level 2 Survey covers a careful inspection of the property's visible and accessible parts. We check the walls, roof, floors, doors, windows and permanent fixtures, assess their present condition, and point out any defects that need attention. We also carry out a visual review of services such as plumbing, electrical wiring and heating systems, although we still advise separate specialist checks for those installations. Each part is given a traffic light rating, red for urgent issues needing immediate action, amber for defects likely to need maintenance later, and green for satisfactory condition.

In Treales, Roseacre and Wharles, we often see construction details that are very specific to the area. Many homes here have traditional brickwork with thatched or slate roofs, and some older cottages include timber-framed cruck construction. Those buildings need a more informed eye, and our surveyors are used to spotting the issues that turn up in Lancashire farmhouses and village cottages. We look closely at crow-stepped gables, stone quoins and rendered facades, separating genuine period character from signs that could point to structural movement.

The Level 2 survey also covers a review of the Energy Performance Certificate (EPC) rating, along with recommendations that could improve energy efficiency. In a parish with many older homes, that can make a real difference when weighing up likely heating costs and future upgrade work. Across the Fylde, plenty of period properties have solid walls rather than cavity wall insulation, so thermal performance may fall short of modern expectations. We flag that clearly and explain which improvements may be worth the outlay.

We can also add an optional market valuation that reflects the property's current condition. That can help for mortgage purposes and gives a clearer sense of how defects or disrepair may affect value in the present market. In Roseacre, prices have shifted sharply, with values 49% down on the 2021 peak of £695,000, so a condition-based valuation can be far more useful in negotiations than relying on an asking price alone.

• Structural integrity assessment
• Damp and rot investigation
• Roof condition analysis
• Thermal efficiency review
• Legal considerations flagging
• Market valuation

Across this Fylde parish, certain defect patterns appear again and again. Because of the clay soil, subsidence and foundation movement are major concerns, especially in properties more than 50 years old with shallow traditional foundations. We often find cracking in walls that suggests differential settlement, commonly diagonal cracks running from windows and door openings. After dry periods followed by wet weather, these issues can become more noticeable as the clay expands and contracts.

Thatched roofs have plenty of appeal, but they do need specialist scrutiny, and that is work our team is equipped to carry out. We check the thatch for deterioration, including slippage, moss growth and signs of earlier repairs that may point to continuing problems. In many local thatched homes, there are also timber-framed elements that may suffer from rot or beetle infestation. We assess those traditional parts closely and highlight any concern that may call for a specialist thatcher or timber specialist inspection.

Converted agricultural buildings are appearing more often in the parish. Recent planning approvals include the conversion of Stanley Lodge Barn on Salwick Road and agricultural building conversions for ten dwellings. These homes can come with their own set of problems, from poor insulation and weak ventilation to structural alterations that may not comply with current building regulations. For that reason, our Level 2 survey is especially useful here, as we can pick up snagging items and construction defects that are easy to miss during viewings.

Render is common on properties in the area, but it can hide damp problems underneath, particularly where gutters or downpipes have failed or where the render itself has been damaged. Where appropriate, we use thermal imaging equipment to help identify moisture penetration and heat loss. That can be especially useful in period properties with solid walls, where condensation often becomes a problem during the winter months.

Homes in Treales, Roseacre and Wharles say a lot about the agricultural history of the Fylde peninsula. The parish has six Grade II listed buildings, among them Pointer House in Wharles, a mid-17th century farmhouse, and Rhododendron Cottage on Moor Side, which has rare cruck-framed construction dating from the 17th century or earlier. Buildings of that age need careful handling during a survey, because their materials and methods differ markedly from modern standards. Our surveyors know how to inspect those heritage features without damaging them, while still giving clear advice on condition.

Brick is the main building material seen locally, often paired with thatched or slate roofs, rendered brick facades and stone quoins. Many houses also show crow-stepped gables, a traditional Lancashire detail that can say a lot about age and construction period. We understand these older features and can tell the difference between normal age-related wear and signs of structural concern. Stonework is checked for frost damage, erosion and evidence of earlier repairs.

There is still active development interest in the parish. Applications have been made for agricultural buildings to be converted to residential use, including a proposal for ten dwellings, and a recent appeal was allowed for the conversion of Stanley Lodge Barn on Salwick Road. At the Derby Arms site in Treales, plans also cover six new dwellings together with community facilities after the pub building is converted. Where a purchase involves a newer conversion or a new-build property, our survey can uncover construction defects, including problems with recent work that may fall outside NHBC guarantees.

• Traditional brick and render construction
• Thatched and slate roofing
• Crow-stepped gables
• Stone quoins and detailing
• Timber-framed cruck construction
• Agricultural building conversions

A Level 2 survey is particularly sensible in this Fylde parish for a few clear reasons. The local housing stock ranges from period homes to agricultural conversions and modern development, so each property can raise issues that a standard mortgage valuation will not cover. A mortgage valuation simply confirms that the property offers adequate security for the loan. It does not report defects or comment in detail on condition. We provide that fuller picture so a purchase decision can be made with proper information.

The parish's six Grade II listed buildings underline its historic character, but listed status comes with extra responsibilities. Any alteration to a listed property needs Listed Building Consent, and our survey can indicate where work may have been carried out without the required approval. We also review the condition of heritage features and explain the maintenance demands that come with owning a listed building. That can have a direct effect on ongoing costs and responsibilities.

Recent development in the area means buyers should take a close look at converted and newly built homes as well. Around the Derby Arms site, and in other conversion schemes, there is always the possibility that building control matters are still unresolved. Our survey can point out work that appears unfinished or instances where building regulations approval may be absent. In places where buildings are changing from agricultural to residential use, that extra scrutiny is often worthwhile, because the conversion process can expose hidden defects.

Flood risk is another point that deserves attention. Properties in Flood Zone 1, such as the Roseacre Wood development, are classed as having a low probability of fluvial flooding, but the flat landscape and the brook that forms the boundary with Kirkham still make drainage important. We assess the property's setting in relation to watercourses and look for signs of previous flooding or drainage trouble that could affect day-to-day enjoyment of the home.