RICS Level 2 Survey in Blackbird Leys

A RICS Level 2 survey, formerly known as a HomeBuyer Report, provides a comprehensive visual inspection of the property's condition without invasive testing. Our surveyors examine all accessible areas of the home, including the roof space, walls, floors, doors, and windows. We assess the condition of key structural elements and identify any defects that may affect the property's value or require future maintenance. The report uses a traffic light rating system to clearly indicate the condition of each inspected area, making it easy for you to understand which issues require urgent attention.

In Blackbird Leys, where many properties were constructed during the post-war period, our surveyors pay particular attention to common issues affecting homes from this era. This includes checking the condition of concrete foundations, examining roof coverings for signs of wear, and assessing whether original windows have been replaced. The survey also includes a market valuation and an insurance reinstatement figure, which proves invaluable when arranging buildings insurance for your new home.

Our Level 2 surveys meet RICS standards and provide you with a professional, objective assessment of the property. We inspect the property from both inside and outside, looking at visible and accessible areas only. While we do not move furniture or lift carpets, our experienced surveyors are trained to spot signs of potential problems that might be hidden from an untrained eye. The resulting report gives you valuable negotiation leverage if issues are found.

The survey report includes specific sections covering the main structural elements of the property, including walls, roof, floors, and foundations. Each section receives a condition rating of red, amber, or green, giving you immediate clarity on areas of concern. Your report will also include a market valuation based on current Blackbird Leys property prices, helping you understand whether the asking price reflects the property's true worth market.

Our surveyors regularly identify several recurring issues when inspecting properties in Blackbird Leys. Given the post-war construction period of most homes in the area, roof coverings original to the property are often approaching or past their expected lifespan. Concrete roof tiles from this era can become brittle, crack, or lose their protective coating, leading to water penetration and potential damage to internal timbers. Our surveyors carefully assess the age and condition of roof coverings, noting any missing tiles, signs of previous repairs, or evidence of leaks that may have been temporarily patched.

Another common issue we find in Blackbird Leys properties relates to windows and doors. Many homes built during this period featured original wooden casement windows that, while potentially of higher quality than modern alternatives, have now deteriorated despite past maintenance. We check whether windows still function correctly, whether seals have degraded, and whether any condensation between double-glazed units indicates a failed seal. External doors similarly show signs of wear, with warped frames and worn hardware frequently noted in our surveys.

Damp proof courses installed in properties built from the 1950s onwards may have been compromised over decades of ground movement and weathering. Our surveyors use visual indicators to assess whether damp proof courses appear intact and effective, particularly at ground floor level where moisture ingress is most likely. We also examine internal walls for signs of damp staining, peeling wallpaper, or mold growth that may indicate ongoing moisture problems requiring attention.

Our surveyors bring local knowledge to every inspection in Blackbird Leys. We understand that properties in this area were typically built using construction methods popular during the mid-to-late twentieth century. This includes solid concrete floors in some cases, cavity wall construction, and concrete roof tiles. Our inspectors are trained to assess these specific construction features and identify any associated problems such as cracking, damp penetration, or structural movement.

During the inspection, we examine the condition of the roof, looking for missing or damaged tiles, signs of previous leaks, and the overall age of the covering. We check the gutters and drainage systems, as these can often become blocked or damaged in older properties. Our surveyors also assess the condition of windows and doors, checking for drafts, damaged seals, and whether they open and close properly. In properties where original windows have been replaced, we note the quality of the replacement units and whether they meet current standards.

Another key area our surveyors focus on is the condition of the property's walls. In post-war properties, we look for signs of movement or cracking that might indicate foundation issues. We also check the condition of any render or external finishes, as these can deteriorate over time. Our report will highlight any areas where maintenance is needed and provide advice on how to address these issues. We also check the property's services, including the electrical system, gas supply, and plumbing, noting any obvious defects or areas that would benefit from further investigation by a specialist.

The electrical systems in properties built during the post-war period often require particular attention. Rewiring may never have been carried out since original construction, meaning electrical installations could be inadequate for modern household demands. We note the consumer unit type, whether there's evidence of recent upgrading, and the general condition of visible wiring. Where we identify potential safety concerns, we recommend further investigation by a qualified electrician before you complete your purchase.