RICS Level 2 Survey in BT64

The RICS Level 2 Survey is specifically designed for properties in conventional condition, typically built after 1850 and with fewer than two acres of land. Our chartered surveyors in BT64 conduct a thorough visual inspection of all accessible areas of the property, including the roof space where safe and accessible, the exterior walls, windows and doors, floors, walls and ceilings, and key fixtures such as kitchens and bathrooms. We examine the condition of the building's structure, checking for signs of subsidence, structural movement, damp penetration, rot, and defective workmanship that could affect the property's value or safety.

During the inspection, our surveyor will assess the condition of essential building services including the electrical installation, heating system, water supply and drainage. While we do not test these systems, we visually inspect them and note any obvious defects, age-related concerns, or installations that do not meet current regulations. In the BT64 area, where many properties date from the mid-20th century, our surveyors pay particular attention to the condition of original electrical wiring, older heating systems, and the integrity of cavity wall insulation that may have been added to properties built with solid walls.

Following the inspection, you will receive a comprehensive written report typically within five working days. The report uses a clear traffic light rating system to indicate the condition of each element: red for urgent issues requiring immediate attention, amber for defects needing repair or investigation, and green for satisfactory condition. This straightforward approach helps you quickly identify the most critical issues and understand the overall scope of work required to bring the property into good condition.

• Structural assessment
• Damp and moisture detection
• Roof condition inspection
• Electrical and heating visual check
• Window and door evaluation
• Boundary and outbuilding assessment

Once our surveyor completes the inspection, we produce a detailed report that becomes a vital document in your property purchase journey. The report begins with a clear summary of the property's overall condition, followed by detailed sections covering each major building element from roof to foundation. Each section includes a condition rating using the traffic light system, with specific comments explaining any defects found and their potential implications.

The report also includes our recommendations for further investigations where necessary. If we identify something that requires specialist assessment, such as suspected timber rot requiring a damp and timber specialist, or potential structural movement requiring a structural engineer, we will clearly flag this in the report. These recommendations help you understand which issues need urgent attention and which can be monitored over time, allowing you to prioritise spending and plan future maintenance effectively.

For properties in the BT64 area, we often recommend further investigation into areas where age-related deterioration is suspected. This might include invasive inspections of roof structures where deterioration is visible from ground level, or testing of electrical installations in properties that have not been rewired for several decades. The cost of these additional investigations is minimal compared to the potential cost of unidentified defects, making the Level 2 Survey an essential investment for any property buyer.

Our experience surveying properties throughout Craigavon and Portadown has identified several recurring issues that buyers should be aware of. Many properties built during the 1960s and 1970s in the BT64 area were constructed with concrete tile roofs that now show signs of age, including cracked tiles, deteriorating mortar, and degraded felt underlays. These issues can lead to water penetration and should be addressed promptly to prevent more extensive damage to the underlying structure. Properties along Corcrain Road and in the Brownstown area commonly feature these roof types.

Damp problems are frequently encountered in properties across the BT64 postcode, particularly in older terraced houses in Portadown where solid walls lack cavity insulation. Our surveyors carefully check for signs of penetrating damp, rising damp, and condensation, which is especially common in properties with inadequate ventilation. In some cases, we find that previously installed damp-proof courses have failed or were never present at all in older properties, creating ongoing damp issues that require professional remediation. The high water table in some parts of County Armagh can also contribute to damp problems in ground floor properties.

Electrical installations in many BT64 properties date from the original construction period, meaning a 30-year-old house may still have its original wiring. While not necessarily dangerous if properly maintained, older electrical systems often do not meet current standards and may not have sufficient capacity for modern household demands. Our surveyors note the age and condition of visible electrical work and recommend that a qualified electrician conduct a full Electrical Installation Condition Report before you move in. This is particularly important for properties that have not been updated since their original construction.

Windows and doors in properties throughout the BT64 area often show deterioration, especially in properties built with original timber frames that have not been properly maintained or replaced. Rotten window frames, failed seals in double glazing, and sticking doors are common issues that our surveyors identify during inspections. These defects may seem minor but can significantly affect the energy efficiency and security of a property, and their repair or replacement should be factored into your budget when purchasing.

The BT64 postcode area encompasses a diverse range of properties, from Victorian terraced houses in Portadown town centre to modern family homes in Craigavon's newer developments. This variety means that every property presents unique considerations surveying. Our team understands the specific challenges presented by each property type in this area, from the common defects found in 1960s-built housing to the structural considerations of period properties.

Properties in certain parts of the BT64 area may also be affected by ground conditions that require careful assessment. The local geology in parts of County Armagh can include clay soils that are susceptible to shrink-swell movement, particularly where trees are located near properties. Our surveyors are trained to identify signs of ground movement and will recommend appropriate investigations where concerns are identified. This local knowledge is invaluable when purchasing property in the BT64 area.

Given the variety of property types and ages in the BT64 area, a professional RICS Level 2 Survey provides essential for any property buyer. The investment in a survey is minimal compared to the potential cost of discovering significant defects after you have completed your purchase. Whether you are a first-time buyer purchasing a small flat or a family moving into a detached home, the Level 2 Survey gives you the information you need to proceed with confidence.