RICS Level 2 Survey in DN5

A RICS Level 2 survey, also called a Home Survey Level 2 or Homebuyer Report, is a detailed visual inspection of a residential property. Our surveyors inspect all accessible elements of the building and assign each section a condition rating using the RICS traffic light system, producing a report that is straightforward to understand and act on.

Condition ratings work as follows: Rating 1 means no repair is currently required, Rating 2 means repairs or replacements are needed but are not urgent, and Rating 3 means serious or significant defects that require prompt attention. This three-tier system makes it clear which issues can be monitored over time and which need immediate action or negotiation before exchange.

The scope of our DN5 survey includes all of the following:

• Roof structure, tiles or slates, flashings, gutters, and downpipes
• External walls, pointing, render, and brickwork condition
• Windows, doors, and external joinery
• Internal walls, ceilings, and floors
• Roof space where safely accessible
• Cellars and vaults where safely accessible
• Built-in fittings and any visible services
• Gardens, grounds, and boundaries immediately adjacent to the property
• Legal issues identified that require solicitor attention

The Level 2 survey is appropriate for most conventionally built properties in reasonable condition. Given that DN5 has a varied housing stock ranging from older Victorian terraces to post-war semi-detached homes, the Level 2 survey covers the majority of properties buyers are likely to encounter. If the surveyor identifies significant structural concerns or major defects during the inspection, they will recommend upgrading to a RICS Level 3 survey for a deeper structural analysis.

Reports are delivered digitally within 3 to 5 working days of the inspection. Each booking includes a follow-up call with the surveyor to discuss the report and its implications for your purchase decision.

Two area-specific environmental factors are particularly relevant to property buyers in DN5: flood risk from the River Don and its tributaries, and the coal mining history of the wider Doncaster area.

Doncaster sits on the River Don, and the Don's floodplain extends across parts of the DN5 postcode area. Surface water flooding is also a risk in some locations during periods of heavy rainfall, where drainage capacity is exceeded. Our surveyors note any visible evidence of flood history during the physical inspection, such as tide marks, flood-damaged fabric, or raised floor levels. However, formal flood risk assessment requires legal searches rather than a physical survey. We recommend requesting an Environment Agency flood risk search and a drainage search through your solicitor as part of your standard conveyancing process for any DN5 property.

Doncaster has a substantial coal mining history, and parts of DN5 may sit above or near former mine workings. Mining-related subsidence can affect properties decades after mining activity has ceased. Our surveyors assess all visible cracking and movement during the inspection and rate any findings using the RICS condition system. Where cracking patterns suggest possible subsidence, this is flagged for further investigation.

• Request a Con29M mining search for any DN5 property via your solicitor
• Environment Agency flood risk search is recommended for properties near the River Don
• Surface water flooding risk varies by location within DN5 - drainage searches provide clarity
• Clay soils in the area can cause shrink-swell ground movement affecting older shallow foundations
• Insurance implications of flood history or subsidence should be checked before exchange

The geology of the wider Doncaster area includes Permian and Triassic bedrock, often overlain by superficial deposits such as clay, sand, and gravel. Clay deposits can contribute to shrink-swell risk, where ground swells in wet conditions and shrinks in dry spells, potentially causing movement in properties with shallow foundations. Our surveyors identify and rate any settlement or movement cracks visible during the inspection.

DN5 recorded 406 residential property sales over the last year, a decrease of 67 transactions - down 16.50% compared to the previous period. Despite this fall in transaction volumes, prices moved upward. Rightmove reports that DN5 property prices increased by 4% on the previous year and now sit 9% above the 2023 peak. The overall average reached £208,634 according to Rightmove, though HM Land Registry-based figures from Property Solvers place the average at £149,850.

The spread between property types in DN5 is notable. Detached properties average £345,406, nearly triple the terraced house average of £125,052. Flats average £90,100. This wide range reflects the diversity of DN5's housing stock and the premium that detached properties command in what is primarily a semi-detached and terraced market.

Doncaster's economy has historically centred on railways, coal, and agriculture. More recently, the area has developed significant logistics, distribution, and manufacturing sectors. The transport connections of the wider Doncaster area - road, rail, and proximity to Doncaster Sheffield Airport - contribute to continued demand for DN5 residential property, particularly from buyers seeking more affordable housing within commuting distance of Sheffield and Leeds.

For buyers and investors in DN5, understanding a property's condition is as important as understanding its location and price trajectory. Our RICS Level 2 survey provides a detailed condition assessment that supports informed decision-making at every stage of the purchase process.