RICS Level 2 Survey in Hulme Walfield

Our RICS Level 2 HomeBuyer Survey provides a detailed assessment of the property's condition, identifying any defects or issues that could affect its value or safety. The inspection covers all accessible areas of the property, including the roof space where safe to access, walls, floors, windows, doors, and built-in fixtures. We examine the condition of the construction, identify any signs of dampness, rot, or structural movement, and assess the condition of key systems including plumbing, electrical wiring, and heating.

In Hulme Walfield, where many properties date from the 17th and 18th centuries, our surveyors pay particular attention to the common issues found in older brick-built farmhouses. This includes checking for penetrating damp through ageing brickwork, assessing the condition of original tiled or slate roofs, and identifying any structural movement that may have occurred over decades or centuries. We have inspected properties including Hulme Walfield Hall, a 17th-century brick farmhouse with a tiled roof that was expanded in the 18th century, and Brick House Farmhouse, a mid-to-late 18th-century brick farmhouse with a slate roof. Both properties showcase the traditional construction methods that require specialist knowledge during our surveys.

For newer properties on developments like Woodland Manor where Castle Green Homes is building 3 and 4-bedroom homes, or Round Hill Gardens where Redrow Homes has planning permission for 454 homes, we inspect the quality of modern construction methods and identify any defects that may have arisen in the early years of the building's life. Even brand new properties can have defects, and our experience with these specific developments means we know exactly what to look for.

The survey report includes clear ratings for each element: OK, New Build (No Issues), Not Inspected, Repair Required, and Serious Defects. We provide practical advice on any remedial work needed, estimated costs where possible, and guidance on urgency. For properties in Hulme Walfield, this particularly includes advice on the condition of drainage systems serving the property, as well as any flood risk considerations related to the River Dane and local groundwater conditions.

• Structural walls and foundations
• Roof covering and structure
• Dampness and timber condition
• Windows, doors, and joinery
• Plumbing and drainage systems
• Electrical installations
• Exterior finishes
• Outbuildings and boundaries

Properties in Hulme Walfield face several area-specific environmental considerations that our surveyors assess during every inspection. The proximity to the River Dane means that fluvial flood risk is a genuine concern for properties in the river corridor. Additionally, Cheshire East is known for experiencing groundwater flooding after extended periods of wet weather, which can affect properties in lower-lying areas of the parish. Our surveyors note any signs of previous flooding or water damage and provide guidance on flood resilience measures. We recommend all buyers check the official GOV.UK flood risk service for specific property-level information in addition to our survey findings.

The underlying geology in this part of Cheshire presents another important consideration. Clay-rich soils are prevalent throughout the region, creating potential for shrink-swell subsidence as the ground moisture content changes with seasonal weather patterns and increasingly extreme rainfall linked to climate change. Our inspectors examine walls, foundations, and interior finishes for any signs of subsidence or ground movement, including crack patterns in brickwork and doors or windows that no longer close properly. Properties on or near new developments should also be monitored, as the ground may still be settling following the earthworks and construction activity associated with the major housing developments in the Giantswood Lane area.

The construction materials found in Hulme Walfield reflect its rural heritage. Traditional farmhouses built from brick with tiled or slate roofs require ongoing maintenance to prevent water ingress, while the sandstone used in St Michael's Church demonstrates the historical use of local stone in the area's built environment. Our surveyors understand these traditional construction methods and can identify when repairs are needed using appropriate traditional materials and techniques. For newer properties, we assess the quality of modern building materials and construction standards, particularly at developments where properties may still be within their defect liability periods.

• River Dane flood risk
• Groundwater flooding in wet periods
• Clay soil shrink-swell subsidence
• Surface water drainage
• Traditional brick and slate construction
• Drainage and soakaway condition