RICS Level 2 Survey Wigan

Our RICS Level 2 Survey looks across the property's accessible areas, picking out visible defects and issues that could affect value or call for future spending. We examine the roof structure, walls, floors, ceilings, doors and windows, together with plumbing, electrical installations and damp-proofing measures. Each survey also picks out any urgent defects that need immediate attention, with recommendations for further investigations where necessary.

A traffic light rating system runs through the report, so the condition of each inspected element is easy to read. Green means no issues needing attention, amber points to defects that need repairing but are not urgent, and red marks problems that are serious or need urgent attention. It is a plain way to see what you are buying, and it helps with decisions on the purchase or any repair negotiations with the seller.

With so much of Wigan's housing stock dating from the Victorian and Edwardian periods, our inspectors give older homes extra scrutiny. We look at original features, check for damp penetration in solid-wall construction, and assess outdated electrical wiring that may fall short of current regulations. Roofing matters too, because many of these homes still have their original slate or tile roofs, and those can need maintenance or replacement.

• Roof structure and covering
• Wall construction and condition
• Damp and timber decay
• Electrical systems
• Plumbing and drainage
• Windows and doors
• Floors and ceilings

Wigan is still growing, with several new housing developments across the borough. The Avenue development by Bellway off Warrington Road in Goose Green offers 3 and 4-bedroom homes from approximately £219,995. David Wilson Homes is building at Winstanley Park on Winstanley Road, with 3, 4, and 5-bedroom properties available from around £289,995. Keepmoat Homes' Hawksley Place development offers more affordable options, with 2, 3, and 4-bedroom homes from just £179,995. These schemes show Wigan's appeal for families who want modern homes and good transport links to Manchester and Liverpool.

New build properties still benefit from a Level 2 Survey. Brand new homes may have fewer structural issues, but our inspection can still pick out defects in finishes and snagging, and check that building regulations have been properly met. We look closely at the quality of construction, fixtures and fittings, so you can move forward with more confidence. On newly built homes, we pay particular attention to windows, doors, damp-proofing membranes, and the integrity of recently installed roofing. The 5-year warranty offered by NHBC or other providers does not replace an independent survey, because warranty inspectors may not pick up every defect.

Regeneration work in Wigan is also bringing new apartments and townhouses into the town centre. If a new build flat or apartment is on the list, our survey can assess the shared areas, the building's external envelope, and any possible issues with sound insulation or fire safety that may not be obvious to buyers.

Surveying homes across Wigan has taught us what to expect. Damp problems are particularly common in the borough's older housing stock. Victorian and Edwardian properties often lack modern damp-proof courses, and the solid wall construction used in many of them can allow moisture to get through. Our inspectors check for rising damp, penetrating damp, and condensation, then identify affected areas and suggest the right remediation. Swinley, Whitley, and the historic town centre are especially prone because of the age of the housing stock and the amount of solid-wall construction.

Roof defects feature heavily in our findings. Many Wigan properties still have their original slate or tile roofs, which are durable but do eventually need attention. We inspect for broken or slipped tiles, deteriorated pointing, damaged flashing, and issues with gutters and downpipes. In homes over 50 years old, we also pay close attention to roof timbers, looking for signs of woodworm or rot that could undermine structural integrity. The mix of Victorian-era slate roofs and post-war concrete tiles means our surveyors need to be comfortable with several roofing systems common in the area.

Older Wigan homes often need electrical and plumbing upgrades. Properties built before the 1980s may still have rubber or lead-sheathed electrical cables that no longer meet current safety standards. Galvanised steel or lead pipework is also common in older houses and may need replacing. Our survey reports flag these points and recommend that a qualified electrician or plumber inspect the systems before completion. That matters especially for buyers in the 30.2% of Wigan's housing stock made up of terraced houses, many of them Victorian.

Being close to the River Douglas means flood risk is a factor for some properties. It is not as widespread as in coastal areas, but low-lying parts of the borough near watercourses can be exposed to surface water flooding during heavy rainfall. Our surveyors note any signs of previous flooding or water damage and can talk through suitable investigations or insurance points for affected homes.

The housing landscape in Wigan explains why surveys are so valuable here. With a population of 329,300 across 139,300 households, Wigan is one of the largest boroughs in Greater Manchester. The housing mix reflects its industrial heritage, with terraced houses at 30.2%, semi-detached homes at 36.3%, detached houses at 20.3%, and flats at 12.8%. Most properties are over 50 years old, and a large number were built during the Victorian and Edwardian periods, when the borough was a major centre of coal mining and textile manufacturing.

The local economy also shapes the housing market. Wigan acts as a logistics hub because of its strategic motorway links, and major distribution centres employ thousands of residents. Manufacturing, retail, and public sector employment, including the NHS and local government, are also significant employers. Regeneration projects in the town centre aim to support growth and bring in investment, which could influence property values and demand over the coming years. Buyers should keep those local factors in mind.

Wigan includes several conservation areas, among them the Wigan Town Centre Conservation Area, which protects the historic character of the town centre. The borough also has numerous listed buildings, from Grade I to Grade II listed status, including historic churches, civic buildings, and residential properties. If you are buying within a conservation area or a listed building, a standard Level 2 Survey may not pick up all potential issues. The extra restrictions on alterations and the unusual construction methods used in historic properties call for specialist knowledge that a Level 3 Building Survey can provide.

Older properties in Wigan's conservation areas often use traditional construction methods that need specialist knowledge to assess properly. Original features such as sash windows, decorative plasterwork, and traditional brickwork all need specific expertise to judge. Our team understands the requirements for heritage properties and can advise whether a Level 3 Building Survey or a specialist heritage survey would be more suitable for your purchase. We can also point out any conservation area restrictions that may affect your plans for the property after completion.