RICS Level 2 Survey in Broxtowe

Our RICS Level 2 survey provides a thorough visual inspection of all accessible areas of the property. Our inspectors examine the main structural elements including walls, roofs, floors, and foundations, looking for signs of defects, decay, or damage that could affect the property's value or safety. The survey includes an assessment of the property's overall condition rated on a simple traffic light system, highlighting issues that require urgent attention, those that need future repair, and those that meet acceptable standards.

Given Broxtowe's geological characteristics, our inspectors pay particular attention to signs of subsidence and movement. The district sits on clay soils that experience shrink-swell behaviour, rated at approximately 1.3 times the UK average risk for domestic subsidence claims. This is particularly relevant for the older properties in areas like Stapleford, Kimberley, and Eastwood, where shallow foundations may be more susceptible to movement caused by tree roots or changes in soil moisture content.

Our surveyors also assess the condition of retaining walls, which are common in properties on the hilly sections around Bramcote and Chilwell. These structures require careful inspection as failure can lead to significant repair costs. We examine boundary walls and fences, noting any repairs needed to prevent security issues or legal disputes with neighbours, particularly important in densely populated areas like Beeston and Stapleford.

The report also covers the condition of outbuildings, garages, and hardstanding areas. Many properties in Broxtowe have detached garages typical of mid-20th-century construction, which may have asbestos-containing materials in roofs or cladding. Our inspectors identify these and advise on appropriate action, ensuring you have a complete picture of the property's condition before committing to the purchase.

• Structural walls and foundations
• Roof covering and flashing
• Chimney stacks and parapets
• Damp and timber condition
• Windows, doors, and joinery
• Plumbing and electrical visible evidence
• Garage and outbuildings
• External areas and boundaries

Our inspectors assess environmental risks specific to the Broxtowe area during every survey. Flood risk is a consideration for properties near the River Erewash, which forms the western boundary of the borough, and the River Trent to the south. Beeston and surrounding areas have been identified as Flood Risk Areas from rivers, and our surveyors will note any signs of previous flooding or flood mitigation measures. The Environment Agency publishes detailed flood risk maps showing different probability scenarios that we reference when assessing properties in affected areas.

The local geology presents another important consideration. Broxtowe sits on a broad belt of Triassic pebble beds and sandstones with overlying clay soils. This clay-rich ground creates the shrink-swell potential that increases subsidence risk, particularly for properties with shallow foundations or those close to mature trees. Our surveyors examine walls, ceilings, and door frames for signs of movement or cracking that may indicate foundation issues. Properties with large trees nearby, particularly in established gardens around Chilwell and Attenborough, require extra scrutiny as root systems can draw moisture from clay soils, exacerbating seasonal movement.

For properties within one of Broxtowe's 16 designated Conservation Areas, such as Attenborough Village, Beeston, Bramcote, Kimberley, or Eastwood, our surveyors note any alterations that may require planning permission or listed building consent. Properties in these areas often require specialist attention due to their historical significance and the restrictions placed on alterations and repairs. The historic building stock includes properties built using local Magnesian Limestone, a pinkish-yellow stone used since the mid-13th century that requires specific repair approaches.

The northern part of Broxtowe has a history of coal mining that contributed to the area's industrial growth, particularly around Eastwood and Kimberley. While modern properties are not typically affected, properties in former mining areas may warrant additional investigation if there are any indicators of ground instability. Our surveyors are familiar with the local mining history and will flag any concerns that may require a specialist mining report.

• River flood risk (Erewash and Trent)
• Surface water flooding in low-lying areas
• Clay soil subsidence risk
• Conservation area restrictions
• Former mining area considerations
• Ground stability considerations

Your RICS Level 2 survey report is designed to be clear and easy to understand. Each section of the property is rated using a traffic light system. Red indicates serious issues requiring urgent attention, amber highlights defects that should be addressed in the medium term, and green signifies satisfactory condition. The report also includes an overall opinion on the property and advises on any matters that require further specialist investigation. This clear rating system helps you quickly identify which issues are most urgent and can guide negotiations with the seller regarding repairs or price adjustments.

For properties in Broxtowe, common issues identified during our surveys include aging roof coverings on period properties, signs of damp in solid-walled Victorian homes, outdated electrical installations in properties built before modern regulations, and in some cases, evidence of previous structural movement in properties on the clay soils. Our reports provide practical guidance on addressing these issues, whether through negotiating repairs with the seller or planning work after completion. We will always recommend appropriate specialists when needed, such as structural engineers for subsidence concerns or damp specialists for timber and damp issues.

The report also includes a market valuation and insurance reinstatement cost if you opt for these as add-ons. This can be particularly useful for mortgage applications and ensuring you have adequate insurance cover. Given Broxtowe's average property values and the local market activity, having an accurate valuation helps ensure you are not overpaying for a property. Our surveyors use comparable sales data specific to the Broxtowe area to provide realistic and informed valuations.