RICS Level 2 Survey in Dunston

Our RICS Level 2 surveys provide a thorough assessment of a property's condition, focusing on all major visible elements and potential issues that could affect value or safety. We inspect the roof structure, walls, floors, windows, doors, and plumbing and electrical systems, documenting any defects, wear, or areas requiring attention. The survey includes a detailed condition rating system that highlights issues from not being significant to requiring urgent repair.

For properties in Dunston, our inspectors pay particular attention to the local geology and soil conditions that can affect building stability. South Staffordshire's sedimentary bedrock and clay-rich soils mean that movement and subsidence are considerations, particularly in older properties. We also assess flood risk from the River Penk and Pothooks Brook, checking how previous owners or developers may have addressed drainage and water management. Our surveyors are trained to identify the subtle signs of past or potential movement that might otherwise go unnoticed by buyers.

The Level 2 survey includes a market valuation and insurance rebuild cost, giving you a complete picture of the property's true worth. If we're unable to value or inspect certain areas, we'll tell you clearly in the report. Our goal is to provide you with all the information you need to negotiate with confidence or, if necessary, to make an informed decision to walk away. We always aim to deliver reports that are practical and actionable, helping you understand both the immediate issues and their long-term implications.

During the inspection, we examine accessible areas of the property including the roof space (where safe and accessible), under-floor voids, and the exterior of the building in detail. We take photographs of key defects and provide clear condition ratings using the RICS traffic light system, making it easy to prioritises any necessary remedial work. Our surveyors will also check for presence of asbestos in older properties and advise on energy efficiency matters relevant to the property's construction type.

• Roof structure and covering
• Walls, foundations, and signs of movement
• Windows, doors, and joinery
• Plumbing and electrical condition
• Damp and rot assessment
• Energy efficiency matters

Understanding the construction methods used in Dunston's housing stock is essential for identifying potential issues during a property survey. The village's six Grade II listed buildings, including Dunston Farmhouse, The Toft, and St. Leonard's Church, were typically constructed using traditional red brick techniques with lime-based mortars. These older properties often feature solid walls rather than modern cavity wall construction, which requires different assessment criteria for damp and thermal efficiency.

Many properties in Dunston were built during different phases of development, from historic farmhouses and cottages to post-war housing and more recent residential infill. The red brick seen throughout the village was traditionally produced locally from the clay-rich soils of South Staffordshire, giving buildings their distinctive warm colouring but also requiring ongoing maintenance to address mortar deterioration over time. Our surveyors understand these local building traditions and know what to look for when assessing properties of different ages.

The underlying geology of the area, characterised by Triassic Sherwood Sandstone Group bedrock with superimposed clay superficial deposits, influences both the construction methods historically used and the potential issues that may arise. Properties in Dunston may have deeper foundations due to the local soil conditions, and our surveyors are experienced in identifying any signs of movement or subsidence that might relate to the shrink-swell behaviour of clay soils, particularly where mature trees are present. We also note any past remedial works such as underpinning or piling that may indicate a history of ground instability.

South Staffordshire has a legacy of mining activity, including coal, limestone, and clay extraction, which has shaped the local landscape and can affect properties in certain areas. While Dunston itself is not directly located on a former mining zone, the broader regional context means our surveyors remain vigilant for any signs of mining-related subsidence or ground instability when inspecting properties in the village and surrounding area.

Our experience surveying properties throughout Dunston and South Staffordshire means we know exactly what defects are most commonly found in the local housing stock. Older properties built with solid walls often suffer from rising damp, particularly where original damp-proof courses have failed or were never installed. Our surveyors use visual indicators and moisture meters to assess the extent of any damp issues and recommend appropriate remediation.

Roof defects are frequently identified in Dunston properties, particularly those with traditional tile or slate coverings that have reached the end of their serviceable life. We check for missing or cracked tiles, damaged flashing, and signs of previous leaks that may have caused rot in timber rafters or ceiling joists. For properties with older flat roofs, we assess the condition of the covering and any insulation, noting where repair or replacement may be needed.

Defective windows and doors are another common issue, especially in period properties where original joinery may have deteriorated over decades of exposure to the elements. We assess the condition of frames, sills, and operating mechanisms, noting where draught proofing or repair is required. In some cases, we may recommend secondary glazing as a way to improve thermal efficiency while retaining the character of original windows.

Issues with gutters and downpipes are particularly relevant given Dunston's location near watercourses and the resulting importance of effective rainwater management. We inspect all drainage systems for blockages, leaks, or inadequate fall, and note any evidence of water staining on walls that might indicate ongoing drainage problems. Given the long-term flood risk from the River Penk and Pothooks Brook, we also assess the permeability of surrounding ground and the adequacy of any existing flood mitigation measures.

Dunston's housing stock presents unique considerations that make a Level 2 survey particularly valuable for any buyer. The village contains six Grade II listed buildings, including Dunston Farmhouse, The Toft, and St. Leonard's Church, where original features and construction methods require specialist assessment. Many older properties in the area were built with traditional red brick techniques that, while durable, can develop issues with mortar deterioration over time.

The local geology of South Staffordshire, characterised by sedimentary bedrock including the Triassic Sherwood Sandstone Group, combined with clay superficial deposits, creates conditions where shrink-swell movement can occur. This is particularly relevant for properties with mature trees nearby or those built on ground with high clay content. Our surveyors know exactly what to look for and can identify early signs of movement that might concern a less experienced eye. We check for cracking patterns, door and window operation, and differences in floor levels that may indicate ongoing structural movement.

Flood risk is another consideration for Dunston properties, particularly those near the River Penk and Pothooks Brook. While current short-term flood risk is rated as very low, long-term risk from fluvial and surface water flooding exists. Our surveyors assess drainage, permeability of the surrounding ground, and any existing flood mitigation measures when inspecting properties in affected areas. We note the proximity to watercourses and advise on any Flood Zone designations that might affect insurance or future saleability.

The proposed Dunston Garden Village development, planned for up to 3,000 dwellings with initial planning permissions around 2030, may also affect properties in the existing village. If you're purchasing property near potential development zones, our surveyors can provide context on how future infrastructure projects might impact your property's value and enjoyment. We can advise on noise, traffic, and visual impact considerations that may arise from the phased development scheduled for completion around 2050.