RICS Level 2 Survey in Wrightington

Our RICS Level 2 Survey gives you a careful visual inspection of every accessible part of the property. We look over the roof structure, walls, windows, doors, damp-proof courses, and the state of internal fixtures and fittings. In Wrightington, where a sizeable share of homes are over 50 years old, that matters, as we often see problems such as worn roof coverings, ageing damp-proof courses, and older electrical systems that may not comply with current regulations. We work through each accessible area methodically and record what we find with photographs, so any defects are easier to understand.

We also assess how the property has been built and what materials have been used, with proper regard for the building styles found across Wrightington. Traditional brick homes with cavity walls are common in properties dating from the 1920s onwards, while older houses may have solid brick walls and need to be judged differently. Our surveyors know these construction types well and shape their comments around the property in front of them. Roofs are checked too, and in Wrightington that often means pitched roofs with slate or tile coverings that can start to show their age after several decades.

After the inspection, we send a report with a clear traffic-light rating system, so urgent defects, items for later repair, and matters needing more investigation are easy to spot. It is a practical way to see what you are actually buying, and it can strengthen your hand in price negotiations where defects are found. In Wrightington, where the average semi-detached house costs £233,125, uncovering repairs worth even a few thousand pounds can make a real difference to the decision. We also include a market valuation and an insurance rebuild cost estimate, both of which mortgage lenders often ask for.

The survey looks at the main parts of the building, including walls and damp, the condition of windows and doors, floors and ceilings, a general overview of the electrical and heating systems, plus drainage and the damp-proof course. Where it is safe, we lift accessible hatch covers, inspect loft spaces if they can be reached, and check gutters, downpips, and external render. In homes near mature trees, or in properties with older drainage systems, we give extra attention to the foundations because clay soils are common in the area.

• Roof and chimney inspection
• Wall and damp assessment
• Window and door condition
• Floor and ceiling inspection
• Electrical and heating overview
• Drainage and damp-proof course check

There are a few area-specific issues in Wrightington that a RICS Level 2 Survey is well placed to pick up. The local geology includes sandstone and mudstone with glacial till deposits, which creates a moderate to high shrink-swell risk in clay-rich areas. In practice, that can mean foundations moving during dry spells and then again after heavy rainfall, with structural cracking or movement following on. Our surveyors know the signs to look for, from cracking linked to subsidence to more minor settlement, and we recommend further investigation where it is needed.

Wrightington's past as a coal mining area is another point buyers should keep in mind. Deep mining has ceased, but historic mining activity can still have an effect on ground stability in some places. In former mining locations, extra mining reports may be sensible, and we will recommend them where appropriate based on the property's position and any visible clues of past activity. That can be particularly relevant around Hall Lane and parts of Mossy Lea Road.

Certain parts of Wrightington are affected by flood risk from the River Douglas and its tributaries, especially lower-lying areas. Surface water flooding is another concern when heavy rainfall overwhelms local drainage. As part of the survey, we consider visible flood risk indicators and flag anything that calls for closer investigation, so you have a fuller picture before you buy. We note signs of previous flooding, the property's setting in relation to watercourses, and the condition of the drainage systems.

Across Wrightington, traditional brick construction is common, often red brick with stone detailing on older homes, and that makes damp penetration a regular issue to check for. Properties that lack modern damp-proof courses, or where the original system has deteriorated, can show rising damp in ground-floor walls. We assess how effective the damp-proof course appears to be and look at ventilation as well, since poor airflow can lead to condensation problems, particularly in older solid-wall homes. We also watch for penetrating damp linked to defective render, missing roof tiles, or damaged flashing.

Anyone looking at new build homes in the area will probably come across The Pastures development by Rowland Homes on Mossy Lea Road, with modern 3, 4, and 5 bedroom detached and semi-detached houses priced from £299,995 to £549,995. Even with a newer property like this, a RICS Level 2 Survey can still be worthwhile, as we may spot snagging, construction shortcuts, or design issues that are not obvious to an untrained eye. Another local option is the conversion of Wrightington Hall by PJ Livesey Group into apartments and new build detached homes.

With Wrightington's mix of housing stock and its local ground conditions, a few defect types come up regularly in our RICS Level 2 inspections. Damp sits high on that list, especially rising damp in ground-floor walls of older homes that do not have a modern damp-proof course or where the original one is no longer performing properly. We also frequently find penetrating damp caused by defective render, missing roof tiles, or damaged leadwork, particularly in properties over 50 years old.

Roof problems are another common finding in Wrightington. During our surveys, we regularly identify wear to slate and tile coverings, failing flashings, and defects in gutters and downpipes. Where a property still has its original roof and that roof is over 50 years old, the signs of deterioration can be more marked and may lead to water ingress if left alone. We inspect roof slopes, flashings, chimneys, and loft spaces where accessible to pick up these issues.

Timber defects also turn up quite often. We see woodworm, specifically common furniture beetle, along with rot in structural timbers, floorboards, and roof timbers, and damp conditions or poor ventilation often make matters worse. Left untreated, these defects can become expensive, which is why spotting them early through a RICS Level 2 Survey is useful. We check floor timbers, roof structures, and any visible woodwork for evidence of insect attack or fungal decay.

From time to time, we identify structural movement in Wrightington properties, usually showing itself as cracking in the walls and sometimes linked to the shrink-swell nature of clay soils. Minor settlement cracks are common in many homes and are often not serious, but our surveyors are trained to tell the difference between harmless hairline cracking and defects that may point to a more significant structural problem needing input from a structural engineer. We study the crack pattern, note the width, and consider whether it appears active or static.

Older services are another frequent issue in Wrightington's ageing housing stock. We often find electrical wiring, plumbing, and heating systems that may no longer meet current safety standards. Electrical installations dating from before the 1980s in particular can need upgrading, so our survey includes visible checks of the consumer unit, the apparent condition of wiring, and socket outlets where they can be seen. If defects are apparent, we recommend further investigation by qualified electricians and gas engineers.