RICS Level 2 Survey in Birstall

The RICS Level 2 Survey is specifically designed for properties in reasonable condition that are built using conventional construction methods. During the survey, our inspector will visually assess all accessible parts of the property, including the roof structure, walls, floors, windows and doors, plumbing and electrical systems, and damp-proofing measures. In Birstall, where we frequently see properties with solid brick walls (common in pre-1920s homes) as well as cavity wall construction in post-war properties, our surveyors know exactly what to examine and where problems are most likely to occur.

The survey includes a traffic light rating system that highlights each element of the property as either green (no action needed), amber (needs attention but not urgent), or red (requires urgent repair). This clear, easy-to-understand format helps you prioritize any repair work and negotiate with sellers if significant issues are found. Our inspectors will also provide professional advice on any matters that require further investigation by specialists, such as structural engineers, damp specialists, or electrical testing contractors.

One thing that makes Birstall particularly important for a thorough survey is the area's geology. The underlying Coal Measures and clay soils create a moderate to high shrink-swell risk, especially where mature trees are present near properties. Our surveyors are trained to look for signs of subsidence, heave, or movement that might indicate problems with the ground conditions. With approximately 100 properties sold in Birstall over the last year, we're familiar with how these issues manifest in different property types across the area.

Birstall's housing stock is predominantly semi-detached (around 40%), with terraced properties comprising approximately 30% of homes, detached houses at 20%, and flats making up the remaining 10%. This mix means that our surveyors frequently inspect semi-detached properties on streets throughout the village, from the older terraces near the village centre to the more modern housing estates developed in recent decades. Understanding the typical construction methods for each property type helps us provide accurate assessments and relevant advice.

• Visual inspection of all accessible areas
• Condition ratings for all key elements
• Identification of defects and urgent issues
• Professional advice on further investigations
• Market value assessment
• Insurance reinstatement costs

Our experience surveying properties across Birstall means we're well placed to identify the types of defects that frequently occur in local homes. Damp is one of the most common issues we find, particularly in older properties with solid walls or inadequate damp-proof courses. Rising damp and penetrating damp can cause significant damage to plasterwork and decorations if left untreated, and our surveyors will carefully assess the extent of any damp problems and recommend appropriate remedial action. Properties in Birstall with solid brick walls, common in the 25% of homes built before 1919, are particularly susceptible to damp issues if original damp-proof courses have failed or been breached.

Roof condition is another area where we frequently identify issues, especially in properties over 50 years old. Worn or slipped tiles, defective lead flashings, and failing gutters are all commonly found during our Birstall surveys. Given the area's age distribution, with around 35% of properties built between 1945 and 1980, many roofs will be reaching the end of their expected lifespan and may need replacement or significant repair. Our surveyors will assess the overall condition of the roof structure and covering, identifying any immediate concerns that need attention. We also check loft spaces where accessible, examining insulation levels and any signs of past or current leaks.

The geological conditions in Birstall also warrant specific attention during the survey. The underlying clay soils mean that properties with mature trees nearby can be susceptible to subsidence or heave, particularly during periods of prolonged dry or wet weather. While not all properties will be affected, our surveyors are trained to look for signs of movement such as cracking to walls, sticking doors or windows, and uneven floors. If we identify any concerns, we'll recommend a more detailed structural inspection. Given Birstall's history as a former coal mining area, we also pay particular attention to any signs of mining-related ground instability.

Many properties in Birstall also have outdated electrical wiring and plumbing systems that don't meet current safety standards. Pre-1980s properties may still have cloth-covered wiring, porcelain fuse boards, or lead pipes, all of which pose potential safety risks. Our survey will identify where electrical and plumbing systems appear outdated and recommend that a qualified electrician or plumber carries out further testing before you complete your purchase. We also note lack of insulation in walls, lofts, and floors, which is commonly found in older properties and affects energy efficiency.

Timber defects such as woodworm and rot can affect older properties in Birstall, particularly where ventilation has been poor or where timber elements have been exposed to damp. Our surveyors inspect visible timber in floors, roofs, and joinery for signs of insect infestation or fungal decay. These issues can be costly to repair if left unchecked, so early identification through a RICS Level 2 Survey helps you plan for any necessary treatment or replacement.

Birstall has seen significant new development in recent years, with several active developments bringing modern homes to the area. The Avenue, developed by Harron Homes, offers 3, 4, and 5-bedroom homes with prices starting from £299,995 for a 3-bedroom semi-detached property. Victoria Place by Strata Homes and St. John's Walk by Bellway Homes also provide options for buyers seeking new construction in the area. While these newer properties may have fewer obvious defects than older homes, a RICS Level 2 Survey can still identify any construction issues, problems with finishes, or snagging items that need addressing with the developer.

Even in new build properties, our surveyors have identified issues such as inadequate insulation, poor workmanship on windows and doors, drainage problems, and minor structural concerns. Having an independent survey means you can request that the developer addresses these issues before you complete the purchase, rather than discovering them after you've moved in. Many buyers also use their survey report as a negotiating tool to either secure a discount or have the developer make specific repairs before completion.

that new build properties typically come with a National House Building Council (NHBC) warranty or similar guarantee. However, these warranties often have specific time limits for different types of defects, and having a professional survey done soon after moving in ensures any issues are identified while they're still the developer's responsibility to fix. Our surveyors will explain any warranty coverage in your report and advise on what to look out for during the defect period. This is particularly valuable given that many new build issues only become apparent after the first few months of occupation when heating is used and the property settles.