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Merseyside's property market
Merseyside's housing stock ranges from Georgian sandstone townhouses around Birkenhead's Hamilton Square to Victorian terraces built for the glassmaking workforce in St Helens, with seaside properties built directly on sand dunes along the Sefton coast and a wide mix of period and modern homes throughout the wider county.
Which survey do you need in Merseyside?
Property surveys in Merseyside - what to look out for
Sandstone construction around Hamilton Square
Hamilton Square in Birkenhead has the largest collection of Grade I listed buildings outside London, second only to Trafalgar Square, with the Georgian terraces and town hall built from sandstone quarried at the now infilled Storeton quarry on the Wirral. This local sandstone requires specific repair techniques distinct from brick, and modern cement-based repairs can trap moisture rather than allowing the wall to breathe. A Level 3 survey will assess whether previous repair work used materials appropriate to the sandstone construction.
Pilkington glass industry heritage in St Helens
St Helens grew around the Pilkington glass dynasty, founded in 1826 as the St Helens Crown Glass Company, which went on to invent the float glass process used in window manufacturing worldwide. The Jubilee Cone, a Grade II* listed brick cone structure built in 1887 to house the world's first continuous glass furnace, survives alongside other former industrial buildings in the town. A Level 3 survey is the appropriate choice for any converted industrial building of this kind, since assessing non-standard construction requires closer inspection than a Level 2 provides.
Coal mining subsidence around St Helens
St Helens developed at the heart of a coalfield, and cheap local coal was a major reason the glass and other furnace industries chose to establish themselves in the town during the 19th century. Former coal workings beneath parts of St Helens can still pose subsidence risks, and a coal mining search through your solicitor checks historical records for the specific address. Structural cracks or uneven floors should prompt a Level 3 survey for further assessment.
Properties built on the Sefton coast sand dunes
Towns including Hightown, Formby, Ainsdale and Birkdale are built directly on the Sefton coast's sand dune system, with documented erosion around Formby Point ongoing since 1906 even as other stretches of the same coastline have accreted over the same period. Properties anywhere near the dunes should be checked against the council's coastal erosion mapping before purchase. Check the Environment Agency coastal flood data before buying near this coastline and ask your solicitor to include an environmental search.
Southport's transitional duneland and marshland setting
Southport sits on the transition between the Sefton coast's duneland to the south and marshland to the north around Marshside, overlooking the Ribble Estuary. This transitional setting means flood and ground condition risk can vary noticeably between different parts of the town. Check the Environment Agency flood map before buying in any part of Southport and ask your solicitor to include an environmental search.
Damp and old wiring in Victorian terraces
Victorian terraces throughout Birkenhead, St Helens and the wider county typically have solid walls without a cavity, making them prone to penetrating and rising damp where original damp proof courses have failed. Old wiring is also a frequent finding in properties of this age that have not been fully modernised. A Level 3 survey will assess both more thoroughly than a Level 2.
Quick and thorough
Of the companies we contacted this one gave us the earliest date for completion of the Level2 House Survey we wanted. We had the report on the following day by email. It was clear and comprehensive giving us a good idea of what we would be dealing with should we continue with the buying process. Our Estate Agent was also impressed with the survey.
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Frequently asked questions about property surveys in Merseyside
Is a survey a legal requirement?
No. There is no legal requirement in England or Wales for a buyer to commission a survey before purchasing a property. However, it is strongly recommended. A mortgage valuation arranged by your lender only confirms the property is worth what you are borrowing. It does not assess the building's condition. Without an independent survey, structural problems, damp, roof defects and other costly issues can go undetected until after completion.
What is the difference between a mortgage valuation and a survey?
A mortgage valuation is arranged by your lender to confirm the property is suitable security for the loan. It is not a structural inspection and will not flag defects. An independent RICS survey, whether Level 2 or Level 3, is commissioned by you as the buyer and assesses the actual condition of the building, giving you the information you need before committing to the purchase.
Can I use survey findings to negotiate the price?
Yes, and it is common practice. If a survey reveals significant defects such as roof repairs, damp, structural movement or outdated services, you can use the estimated cost of remedial works to renegotiate the agreed price with the seller. In some cases buyers also request that the seller carries out repairs before exchange. A survey report from a RICS qualified surveyor carries weight in these negotiations.
Do I need a survey if I am a cash buyer?
Yes. Without a mortgage lender commissioning their own valuation, there is no independent check on the property's condition at all. A survey protects your investment regardless of how you are funding the purchase, and cash buyers in particular have no fallback if serious defects emerge after completion.
How long does a property survey take?
A Level 2 survey typically takes two to three hours on site. A Level 3 survey on a larger or more complex property can take a full day. Reports are usually returned within five working days of the inspection.
Is a coal mining search necessary when buying in St Helens?
Yes, it is advisable. St Helens developed at the heart of a coalfield, and former workings beneath parts of the town can still pose ground stability risks. A coal mining search through your solicitor checks historical records for the specific address, and a Level 3 survey is also advisable for any property showing signs of ground movement.
Should I be concerned about buying a property on the Sefton coast sand dunes?
It is worth checking carefully, particularly around Formby Point, where erosion has been ongoing since 1906. Towns including Hightown, Formby, Ainsdale and Birkdale are built directly on this dune system, though some stretches of the coastline have accreted rather than eroded over the same period. Your surveyor will note visible signs of past ground movement, but the council's coastal erosion mapping is the right tool for checking risk to a specific address.
Is a Level 2 survey suitable for a Victorian terrace in Birkenhead or St Helens?
For most Victorian terraces in these towns, a Level 3 building survey is the stronger choice. These properties have solid walls without a cavity, and damp is a frequently recorded issue where damp proof courses have failed over time. A Level 3 will assess the likely cause of any damp or movement and give a clearer picture of the repairs needed before you commit.