RICS Level 3 Building Survey in PR26

A RICS Level 3 Survey is our most in-depth inspection, and it goes far beyond a standard mortgage valuation. We carry out a careful visual check of all accessible parts of the property, from the roof space and underfloor areas to walls, floors, ceilings and any extensions. Our surveyors are looking closely at the building's structure, including signs of subsidence, damp, rot and structural movement that can be expensive to sort out.

In PR26, the housing stock is mixed, with older Victorian and Edwardian homes sitting alongside newer developments such as Farington Mews and Longmeanygate, so we adjust our focus accordingly. We pay close attention to roof coverings and flashing, the condition of rendered external walls, the soundness of windows and doors, and any evidence of timber decay or pest infestation. The survey also reviews the condition of services, including plumbing, electrical wiring, heating systems and drainage.

We keep to the RICS Level 3 Survey format throughout, so each part of the property is given a condition rating and any defects are explained plainly. A basic valuation may only confirm that the place is worth the mortgage amount. Our report does more than that, it sets out what is wrong, why it has happened and what it is likely to cost to put right. That can make a real difference if you need to renegotiate the price or ask the seller to deal with repairs.

We also include practical advice on the maintenance the property is likely to need over time. In Leyland, that may mean guidance for period homes with solid wall construction or original timber sash windows. On newer developments such as Longmeanygate, we can flag warranty requirements and any building regulation compliance points that the developer should address.

• Structural walls and foundations
• Roof structure and covering
• Damp and moisture penetration
• Windows, doors, and joinery
• Plumbing and electrical systems
• Heating and ventilation
• Outbuildings and boundaries

Because we inspect homes across PR26 regularly, we have a good feel for the defects that tend to come up in the local housing stock. In Leyland town centre, Victorian and Edwardian properties often show problems with older timber components, such as rotted window frames, worn sash cords and decay in structural timber beams. Solid walls are also common in these period homes, and once original render or pointing starts to fail, penetrating damp can follow.

Mid-twentieth century homes have their own pattern of issues, especially around Worden Park and the Churchill Road area. We often find concrete foundations showing signs of sulfate attack or carbonation. Later alterations, including flat roof extensions and garage conversions, also need careful checking so we can assess construction quality and flashing details. Structural movement and cracking are things we watch closely in these parts of the property.

Newer homes at Farington Mews and similar developments are often presented well, but that does not mean there is nothing to report. Our Level 3 Survey can still pick up snagging issues such as sealant gaps around windows, damaged roof tiles or incomplete damp proof courses. They may sound small, but once they are recorded in a professional report, you have something solid to take back to the developer before completion, or to use in negotiating a price reduction.

PR26 covers Leyland and nearby parts of Lancashire, and the range of housing here means survey considerations can vary a lot from one street to the next. There are many Victorian and Edwardian semi-detached houses, especially in the older roads near Leyland town centre. Those homes often retain traditional construction features such as solid walls, original timber windows and slate or tile roof coverings, all of which can call for ongoing maintenance.

You will also find modern estates in PR26, including Keepmoat at Farington Mews and Barratt Homes at Longmeanygate. These properties do not usually need the same level of investigation as much older buildings, but we still look for common new-build defects, including failed window seals, roof tile fixing issues and snagging items that are easy to overlook if you are not trained to spot them. In PR26, semi-detached and terraced homes typically sit around £215,000 to £220,000, while detached homes attract higher prices averaging over £335,000.

Anyone buying in PR26 should keep the wider market picture in mind. Prices have adjusted recently, with a 5% drop compared with the previous year after the market peaked in 2023. In that sort of climate, a full survey report can be especially useful, because it gives you proper evidence for any negotiation based on the property's real condition rather than the asking price alone.

Bungalows are also part of the local mix, particularly around Moss Bank and Clayton-le-Woods, and they tend to draw interest from downsizers and older buyers. These homes bring a slightly different set of survey points, such as the condition of flat or low-pitch roofs, the possibility of load-bearing walls being altered where extensions have been added, and the state of any attached or separate garage structures. Our Level 3 Survey is well suited to that level of scrutiny.