RICS Level 2 Survey in Horninglow and Eton

Horninglow and Eton contains a fascinating mix of housing stock that reflects its development from a Victorian-era suburb through to post-war expansion. The area around Balfour and Craven Streets features artisan housing from around 1900, while larger council estates around Mona Road, Eton Road, and Shakespeare Road date from the 1920s and 1950s. This age diversity means properties here can suffer from a range of issues that a professional survey will uncover. Our inspectors have examined properties throughout this parish and understand exactly what to look for in each construction era.

Given that a significant proportion of homes in Horninglow and Eton are over 50 years old, a RICS Level 2 survey becomes particularly valuable. Older properties often hide defects that aren't visible during a casual viewing. Our inspectors regularly find issues with damp, roofing, and structural movement in properties of this age. The survey provides you with a clear understanding of what you're buying and any repair costs you might face. We recently surveyed a Victorian terrace on Craven Street where our inspector identified significant penetrating damp caused by deteriorating parapet walls, a problem that had been hidden beneath fresh plaster.

With six listed buildings within the parish, including the striking St Chad's Church designed by George Frederick Bodley in 1910, Horninglow and Eton has architectural heritage to be proud of. However, older properties and those of historical significance often require more careful examination. Our surveyors understand the construction methods common to different eras, from the red brick and plain tile roofs of Victorian farmhouses like The Chestnuts to the late 19th-century railway warehouses now converted to residential use. When we survey a property near Pickford's Bonded Warehouse or other historic buildings, we pay particular attention to any alterations that may have been made over the years.

The population of Horninglow and Eton stands at approximately 15,700 people, making it a substantial suburban community within Burton upon Trent. Many residents work at local employers including Queen's Hospital Burton, and the area's connection to Burton's historic brewing industry continues to influence the local character. This mix of residential development, local employment, and historical heritage makes Horninglow and Eton an attractive location for buyers, but it also means property surveys here need to account for the full range of housing stock, from older properties that may need significant renovation to more modern homes that have their own considerations.

• Victorian artisan housing
• Post-war council estates
• 1920s-1950s family homes
• Converted commercial buildings

Based on our experience surveying properties throughout East Staffordshire, we frequently encounter several recurring problems in local homes. Dampness ranks among the most common issues, particularly rising damp in Victorian properties where original damp-proof courses may have failed or were never installed. Penetrating damp from damaged roofs or faulty guttering also affects many older homes, especially those with parapet walls where problems can remain hidden for years. Our surveyors use moisture meters to detect damp in walls and floors, providing you with an accurate picture of any moisture problems.

Roof condition is another frequent concern. Properties built in the Victorian and Edwardian periods often feature original roofing materials that, while durable, eventually require attention. Missing or broken tiles, deteriorating flashings, and inadequate insulation are issues our surveyors identify regularly. Given the local housing stock includes many properties with traditional roof constructions, we pay particular attention to these elements during every inspection. We recently surveyed a property on Shakespeare Road where we found several slipped tiles that had allowed water penetration into the loft space, causing damage to ceiling plaster below.

Structural movement manifests as cracks in walls or ceilings, uneven floors, and doors or windows that no longer close properly. While some movement is normal as properties settle, significant or progressive movement can indicate more serious issues requiring further investigation. Our surveyors are trained to distinguish between minor settlement cracks and more concerning structural defects that might require specialist engineering assessment. In properties built on clay soils, we watch particularly for signs of subsidence or heave that might indicate foundation movement.

Outdated electrical systems and plumbing pose safety risks in many older properties. Wiring installed decades ago may not meet current regulations, and older pipework, particularly in properties with original lead or galvanised steel pipes, can be approaching the end of its useful life. We note these concerns in our reports and recommend appropriate inspections by qualified electricians and plumbers. Given that many properties in Horninglow and Eton still have electrical installations from the mid-20th century, we always advise buyers to arrange for a qualified electrician to inspect the consumer unit and wiring before completion.

Timber decay and woodworm can affect older properties where timber elements have been exposed to damp over many years. Our surveyors inspect visible timber in lofts, around windows, and in any exposed floor structures, looking for signs of wet rot, dry rot, or insect infestation. These problems are often treatable if caught early but can become serious and expensive if left unattended. We also check for inadequate ventilation, which can exacerbate damp problems and lead to timber decay, particularly in properties where modern double-glazing has been installed without considering the impact on air circulation.

Your RICS Level 2 report follows a clear, consistent format that makes it easy to understand the condition of the property. The report begins with a summary of the surveyor's overall opinion, followed by detailed sections covering each major building element. Each section describes the construction and condition, highlights any defects found, and explains the potential implications for you as the buyer. We use a standard format that has been developed by RICS to ensure consistency across all surveys.

The report uses a traffic light rating system to indicate the severity of issues found. Red ratings indicate serious defects requiring urgent attention, amber ratings show issues that should be attended to reasonably soon, and green ratings denote satisfactory condition. This system helps you prioritise repair work and negotiate appropriately with the seller based on the findings. Every red or amber rating includes a clear explanation of the issue and our recommendation for how to address it.

For properties in Horninglow and Eton with six listed buildings within the parish, special considerations apply. Listed buildings may require more detailed assessment, and any work identified by the survey might require Listed Building Consent from East Staffordshire Borough Council. Our surveyors are experienced in identifying issues relevant to listed properties and will advise if a more detailed RICS Level 3 Building Survey might be appropriate. If you're considering purchasing a listed property such as The Chestnuts farmhouse or one of the other historic buildings in the area, we can discuss whether a Building Survey might better suit your needs.

The report also includes a market value comment and a reinstatement figure for insurance purposes. This information can be useful when arranging buildings insurance or when discussing the property with your mortgage lender. Our surveyors draw on their knowledge of the local market to provide accurate valuations that reflect current conditions in Horninglow and Eton. The reinstatement figure helps you understand how much it would cost to rebuild the property from scratch, which is important for insurance purposes.