RICS Level 2 Survey in DE1 3 Derby

The RICS Level 2 Survey, formerly known as the HomeBuyer Report, is specifically designed for properties in conventional construction. Our inspectors examine the accessible parts of the property visually, looking for signs of defects that could affect value or safety. The survey includes a detailed assessment of the walls, roof, floors, doors, windows, and permanently fitted fixtures, along with an evaluation of any visible signs of damp, rot, insect infestation, or structural movement that might require immediate attention or future maintenance.

In DE1 3, where a significant proportion of the housing stock dates back to the Victorian and Edwardian periods, our surveyors pay particular attention to common issues found in older properties. This includes checking for rising damp in solid wall constructions, assessing the condition of traditional slate and tile roofs, evaluating old cast iron gutters and downpipes, and inspecting timber joists and floorboards for signs of wet rot or woodworm. The survey also identifies any non-traditional construction methods or alterations that might affect the property's structural integrity or insurability.

Following the inspection, you receive a comprehensive report written in clear, jargon-free language that highlights any areas of concern using a simple traffic light rating system. Red rating indicates serious issues that require urgent attention, amber signals items that should be investigated further, and green confirms that no significant defects were observed. This clear format helps you understand exactly what you are purchasing and prioritises any necessary remedial work.

The survey also includes an overview of the property's services, where visible, including electrical and gas supply points, plumbing installations, and drainage connections. While we do not test these systems, we note their general condition and flag any obvious concerns that should be checked by qualified tradespeople before you commit to the purchase.

• Structural walls and foundations
• Roof covering and chimneys
• Windows and doors
• Damp and moisture detection
• Electrical and gas safety observations
• Plumbing and drainage overview
• Timber decay assessment
• Boundary and outbuilding evaluation

The predominant construction method for older properties in DE1 3 is traditional solid wall construction, typically with external walls of red brick in English garden wall bond or Flemish bond patterns. These solid walls, typically 225mm to 300mm thick, were common before cavity wall construction became standard in the 1930s. Understanding this construction type is essential because solid walls lack the thermal and damp-resistant properties of modern cavity walls, making them more susceptible to rising damp and heat loss.

Many Victorian and Edwardian terraced properties in the area feature original timber sash windows, which although characterful, often suffer from decay to the sills and frames, failed putty, and single-glazed panes that contribute to heat loss. Our surveyors assess whether these windows are in good working order or would benefit from restoration or replacement. Some properties may have been upgraded to uPVC double-glazing, though we check for any inappropriate modifications to original window openings.

The underlying geology in Derbyshire includes significant clay deposits, particularly in areas away from the city centre where gardens are larger. Clay soils are prone to shrink-swell movement, which can cause foundations to shift, leading to structural cracking in buildings. While DE1 3 is primarily urban, properties with larger gardens or those near green spaces may be affected, especially during periods of drought followed by heavy rain. Our surveyors check for signs of subsidence or heave movement, particularly around windows, doors, and external wall intersections.

Modern apartment developments in DE1 3 typically use cavity wall construction with concrete floors and steel or timber frame structures. While these properties are generally in better condition than older buildings, they can have their own issues including potential cladding concerns, balcony waterproofing defects, and communal service installations that require ongoing maintenance.

The DE1 3 postcode encompasses Derby city centre and surrounding areas where the housing stock reflects the city's industrial heritage. Many properties were constructed during the Victorian and Edwardian periods using traditional solid wall construction methods, and these buildings often exhibit specific defects that our surveyors know to look for. Damp is perhaps the most common issue, with rising damp affecting ground floor walls due to absent or failed damp-proof courses, while penetrating damp can occur through degraded pointing, faulty gutters, or porous brickwork in exposed positions.

Roof defects are frequently identified during surveys in DE1 3, particularly on older terraced properties where shared roofs can suffer from neglect or inadequate maintenance by previous owners. Slipped tiles, deteriorated felt underlay, and corroded lead flashing around chimneys all allow water ingress that leads to internal dampness and timber decay. Our surveyors also check for signs of structural movement, with minor cracking in older properties relatively common, though distinguishing between harmless settlement and more serious subsidence requires experienced assessment.

Electrical safety is another key consideration, as many older properties in the area still have original wiring that does not meet current regulations and represents a fire hazard. Similarly, old plumbing systems with galvanised steel pipes may be corroded and prone to low pressure or leaks. The University of Derby attracts a significant student population, meaning many properties in the area have been converted into houses in multiple occupation (HMOs) with additional electrical consumer units and altered plumbing systems that require careful assessment.

Properties close to the River Derwent may be at risk of fluvial flooding, particularly ground floor flats and basement conversions. While DE1 3 is not in a high-risk flood zone, our surveyors check for signs of previous water ingress, flood resilience measures, and the condition of drainage systems that would be critical during extreme weather events. Surface water flooding can also be a concern in urban environments with extensive hard landscaping.