RICS Level 2 Survey in Ellesmere Urban

A Level 2 Survey, also known as a HomeSurvey, provides a detailed assessment of a property's condition without the comprehensive structural analysis of a Level 3 Building Survey. Our inspectors examine all accessible areas of the property, including the roof space (where safe to access), the exterior walls, windows and doors, plumbing and electrical systems, and the general condition of fixtures and fittings. We specifically look for signs of damp, rot, structural movement, and any issues that might affect the property's value or require future maintenance.

In Ellesmere Urban, where we have identified 106 listed buildings and a significant number of properties in the conservation area, our surveyors pay particular attention to issues common in older properties. This includes checking the condition of timber-framed elements (particularly relevant given the 17th-century buildings found in the area), assessing slate roof conditions on period properties, and identifying any signs of past or present subsidence. The report includes a traffic light rating system that clearly indicates the condition of each element, from green (no action required) to red (urgent attention needed).

Our surveyors also check for potential flood risk issues, which is particularly relevant in Ellesmere Urban given the town's geography and proximity to the mere. Properties in areas such as Beech Grove, Cambria Avenue, Oak Drive, Stanham Drive, Trimpley Street, Brownlow Park, and those near the Llangollen Canal may have specific flood considerations that our surveyors will note. We provide practical advice on any remedial works that might be needed and estimate costs where possible, helping you plan for any future expenditure.

The predominant construction materials in Ellesmere Urban reflect the town's historic character. Many early 19th-century properties are constructed with brick and roughcast exteriors, while some 17th-century timber-framed buildings have been encased in brick. Our surveyors understand these construction methods and can identify issues specific to each building type, from slate roof deterioration on period homes to potential problems with brickwork on more modern properties.

• Structural integrity assessment
• Damp and moisture detection
• Roof and chimney condition
• Electrical and plumbing overview
• Window and door inspection
• Boundary and exterior analysis

Your Level 2 Survey report is designed to be clear and actionable, regardless of your prior knowledge of property construction. The report begins with an executive summary that highlights the key findings and any areas requiring urgent attention. This is followed by a detailed section-by-section analysis of the property's condition, with each element given a clear rating. We use plain English throughout, avoiding unnecessary technical jargon, and where we do use technical terms, we explain them in a glossary at the back of the report.

The report includes practical recommendations for any repairs or maintenance that should be carried out, ranging from simple DIY tasks to specialist contractor work. We also provide cost estimates for significant repairs, helping you budget for any work needed after completion. If our surveyor identifies any serious defects, such as significant structural movement or extensive damp penetration, we will clearly flag these and recommend further investigation by a specialist. This level of detail helps you negotiate with the seller if necessary, whether to request repairs before completion or adjust the purchase price to account for the work required.

For properties in Ellesmere Urban that are listed buildings or within the conservation area, our surveyors provide specific guidance on any implications for future renovations or alterations. We understand that owning a listed property brings additional responsibilities and our reports highlight any conservation considerations that may affect your plans for the property. This is particularly valuable given the concentration of Grade II listed buildings around High Street, Watergate Street, Trimpley Street, and Willow Street, as well as the Grade I listed St. Mary's Church and the cluster of Grade II* listed dwellings at Beech House.

The Ellesmere Urban area contains 106 listed buildings, representing a significant portion of the town's historic housing stock. Our surveyors understand the specific requirements for maintaining listed properties and can identify any issues that might affect your ability to carry out future alterations. We also provide guidance on any specialist surveys that might be recommended for particularly old or historically significant properties.

The Ellesmere Urban area has seen significant new development activity in recent years, with several completed and ongoing projects offering modern homes to buyers. Our surveyors are experienced in assessing new build properties and can identify any snagging issues that may not be immediately apparent to the untrained eye. Developments such as Oakmere Ridge on Oswestry Road (offering homes from Shropshire Homes' Legacy, Classic, and Prestige collections with air source heat pumps and electric vehicle charging points), Hawthorn Rise by Fletcher Homes (now complete with luxury high-specification properties), and Ellesmere Wharf by Cornovii Homes (completed in April 2024 with a range of detached and semi-detached 2, 3, and 4-bedroom homes) have all added to the housing stock in the area.

Even for new properties, a Level 2 Survey provides valuable . Our inspectors check the quality of construction, verify that building regulations have been met, and identify any defects in materials or workmanship. This is particularly important for new builds where the warranty provided by the developer may have specific terms and conditions. We have seen cases where new build properties have required remedial work that was not identified by the developer, making an independent survey essential regardless of the property's age.

For those considering properties in proposed developments, such as the land south of Almond Drive (pending planning permission for 25 homes), it is worth noting that even newly constructed properties can benefit from a professional survey. The ground conditions, foundation requirements, and potential issues with the initial construction phase can all be assessed through our detailed inspection process. Additionally, we can advise on any specific considerations for properties in new developments, including the long-term maintenance of shared spaces and any ongoing estate charges.

Several smaller new build developments are also available in the Ellesmere area, including properties at Kettlemere Close, McCreadie Drive, Orchard Close, and Scotland Street. These developments offer a variety of 3-bedroom detached and semi-detached properties. Our surveyors understand the common issues that can affect new build properties, from minor cosmetic defects to more significant structural concerns, ensuring you receive a comprehensive assessment of your new home.