RICS Level 2 Survey in Goostrey

Our Level 2 Home Survey provides a comprehensive inspection of the property's condition, focusing on all major accessible areas including the roof, walls, floors, windows, doors, and foundations. In Goostrey, where many properties were constructed during the mid-century period, our surveyors pay particular attention to construction methods typical of that era, including original timber frame elements, solid wall construction, and aging plumbing and electrical systems that may not meet current building regulations. The visual inspection covers approximately 150 individual elements across the property, with each receiving a condition rating that helps you understand the urgency of any remedial work required.

The survey includes a detailed assessment of any signs of damp, timber decay, structural movement, or defect that might be present. We examine the condition of the roof covering, check for cracks in external walls, inspect the condition of windows and doors, and evaluate the overall structural integrity of the property. Our inspectors also assess the condition of any outbuildings, garages, and the surrounding grounds, including boundary walls and fences that may be the subject of legal disputes with neighbours.

Following the inspection, you receive a detailed RICS Home Survey Report that clearly identifies any issues found, categorises them by severity, and provides practical recommendations for repairs and maintenance. The report includes clear photographs and plain English explanations, ensuring you fully understand the condition of the property before completing your purchase. Each defect is assigned a condition rating from 1 to 3, with 1 being no repair needed, 2 requiring repair but not urgent, and 3 indicating serious issues requiring urgent attention.

For Goostrey properties specifically, our surveyors pay extra attention to signs of movement related to the underlying Mercia Mudstone geology, which contains clay susceptible to shrink-swell behaviour. Properties with mature trees nearby or those built with shallower foundations are particularly at risk, and our inspectors are trained to identify the subtle signs that may indicate foundation movement.

• Structural walls and foundations
• Roof structure and covering
• Damp and timber condition
• Windows, doors, and joinery
• Plumbing and electrical systems
• Outbuildings and boundaries

Properties in Goostrey and the wider Cheshire East area face specific challenges related to the local geology. The underlying Mercia Mudstone deposits in Cheshire contain clay that is susceptible to shrink-swell behaviour, which can cause foundation movement particularly in properties with mature trees nearby or those with inadequate foundations. Our surveyors inspect for signs of subsidence, cracking, and movement that may indicate foundation issues related to ground conditions. Properties on Southlands Road, where the dominant property type consists of mid-century houses built between 1936 and 1979, are particularly worth examining carefully given the age of their original foundations.

For properties built before 1976, which make up a significant portion of the Goostrey housing stock, common defects include outdated electrical systems that do not meet current safety standards, original plumbing that may be prone to leaks or corrosion, and inadequate insulation throughout the property. Electrical wiring installed before the 1980s often does not comply with current Part P building regulations and may present a fire risk, while original lead or galvanised steel pipes can restrict water pressure and may be prone to internal corrosion that affects water quality.

Our inspectors also assess the condition of roof coverings, which for many mid-century properties may be reaching the end of their expected lifespan. We check for missing or damaged tiles, deterioration of flashing, and any signs of leaks or water damage in the roof space. Window and door frames, particularly those original to the property, are inspected for rot, decay, and drafts that may affect energy efficiency. In properties with solid walls, which are common in older Goostrey homes, we assess the condition of the render and identify any areas where penetrating damp may be entering the structure.

Properties in certain areas of Goostrey, particularly those near the village centre along Main Road, have seen prices fall by around 11% compared to the previous year and 8% below their 2019 peak. This makes it especially important to understand the true condition of any property you are considering, as even properties in declining market areas can carry significant repair liabilities that may not be apparent during a casual viewing.

Your RICS Level 2 Survey Report uses a clear rating system to categorise the condition of different elements of the property. Each element receives a rating from one to three, with one indicating no issues requiring immediate attention, two highlighting defects that require repair or replacement but are not severe, and three indicating serious defects that require urgent attention. The report also includes an overall property rating that summarises the general condition, giving you a quick at-a-glance assessment of the property's overall health.

For Goostrey properties, you can expect our surveyors to provide detailed assessments of several key areas. The roof receives particular attention, with inspectors checking the covering, flashings, chimneys, and flat roof sections if present. Walls are examined for cracks, signs of movement, and deterioration of pointing or render. The foundations and structural elements are assessed for any visible signs of subsidence or movement that may indicate foundation problems related to the local clay geology.

Our reports also include a section on energy efficiency, highlighting areas where improvements could be made to reduce energy costs and improve comfort. For older Goostrey properties with solid walls or minimal insulation, this section can be particularly valuable as it identifies opportunities to upgrade the property's thermal performance. We also assess the property's exposure to risks such as flooding or ground instability, though specific flood risk data for Goostrey should be verified with the local authority and Environment Agency.

The legal considerations section of the report highlights any issues that may affect your ownership or use of the property, including rights of way, boundary disputes, or planning consents for alterations made by previous owners. This is particularly relevant in Goostrey where older properties may have been modified over the years without the necessary planning permissions or building regulations approvals.