RICS Level 2 Homebuyer Survey BT77

Our RICS Level 2 Homebuyer Survey provides a thorough inspection of all accessible areas of your property, inside and out. We check the structural integrity of the building, examining walls, floors, ceilings, roofs, and foundations for any signs of damage or deterioration. In County Tyrone properties, we frequently encounter issues related to the age of the housing stock, including outdated electrical systems, plumbing concerns, and evidence of previous structural movement that may require further investigation. Our surveyors have extensive experience with the traditional construction methods used throughout this region, from stone-faced cottages to semi-detached houses built during the mid-twentieth century expansion.

The survey includes a comprehensive assessment of damp levels throughout the property, checking for rising damp in properties with missing or damaged damp-proof courses, condensation issues caused by inadequate ventilation, and signs of dry rot or wet rot that can compromise building fabric. We inspect all windows and doors for condition and operation, examine the condition of skirting boards and architraves, and assess the overall maintenance requirements of the property. Our surveyors also evaluate the condition of external features including gutters, downpipes, and drainage systems that can cause problems if neglected. In older BT77 properties, we often find that original windows have deteriorated significantly and may require replacement or substantial repair.

Unlike a basic valuation, our Level 2 survey provides you with a detailed condition rating system that categorises issues from "not inspected" through to "urgent repairs required." This clear formatting helps you understand exactly what needs attention now versus what might require attention in the future. For properties in the BT77 area, we pay particular attention to signs of subsidence or movement, given the clay-rich soils prevalent across Northern Ireland that can cause shrink-swell related problems during periods of drought or heavy rainfall. Our reports clearly flag any areas of concern and recommend appropriate next steps, whether that's immediate repairs or further investigation by a structural engineer.

We also assess the environment around the property, including any flood risks, nearby trees that might affect foundations, and the general condition of the neighbourhood. Northern Ireland faces risks from heavy rainfall and flooding, with approximately 5% of properties in the region located within flood risk areas. Our reports include clear photographs and descriptions of all significant findings, ensuring you have all the information needed to make an informed decision about your property purchase. We also check for any planning constraints or nearby developments that might affect your enjoyment of the property.

• Structural condition assessment
• Damp and rot investigation
• Electrical and plumbing overview
• Roof and chimney inspection
• Thermal efficiency commentary
• Legal considerations summary

Properties across County Tyrone and the wider BT77 area present various common defects that our surveyors regularly identify during inspections. Damp-related issues are among the most frequently encountered problems, ranging from rising damp in older properties with missing or damaged damp-proof courses to condensation issues caused by inadequate ventilation. Black mould growth often accompanies chronic condensation problems and can affect the health of occupants if not properly addressed. In properties with solid walls, which are common throughout this region, the lack of cavity insulation can contribute to condensation problems, particularly in rooms with poor ventilation such as bathrooms and kitchens.

Structural movement is another significant concern in the region. Many properties in Northern Ireland were built with older construction methods that can be susceptible to ground movement. We frequently identify cracking to walls, uneven floors, and doors or windows that don't close properly - all potential signs of settlement or subsidence. The clay soils found throughout County Tyrone are particularly prone to shrink-swell movement, where the ground expands during wet periods and contracts during dry spells. This can put stress on foundations and lead to structural issues over time. In some cases, this movement may be historic and stable, but our surveyors will advise if further structural engineer's inspection is recommended.

Electrical systems in older properties often fail to meet current safety standards, with knob-and-tube wiring, outdated consumer units, and insufficient socket points being common findings. We regularly come across electrical installations that would not pass today's safety regulations, particularly in properties that haven't been updated for several decades. Similarly, plumbing systems may feature galvanized pipes that have corroded internally, leading to low water pressure and potential leaks. Our survey reports highlight these issues and recommend qualified contractors for more detailed investigation where necessary. We always advise that a qualified electrician and plumber inspect any property with older systems before completion.

Roof conditions vary significantly depending on property age and maintenance history. Missing or damaged slates, deteriorating flashing, and compromised felt underlays are regular discoveries that can lead to water ingress if not addressed. We also inspect chimney stacks, which often require repointing or structural repairs on older properties. In BT77, where properties range from traditional cottages to more modern developments, roof construction varies considerably. Some older properties may have thatched roofs or slate roofs requiring specialist maintenance, while newer builds might have concrete tiles or synthetic slate. Our detailed reports give you a clear picture of any immediate repairs needed and help you budget for future maintenance.

Another area we examine closely is the presence of trees near the property. Trees planted too close to buildings can cause subsidence as their roots extract moisture from the clay soil, causing it to shrink. Conversely, trees that have been recently removed can also cause problems as the soil re-wetters and expands. We assess any trees within falling distance of the property and advise on potential foundation risks. This is particularly relevant in rural BT77 where properties often sit in larger plots with mature trees nearby.