RICS Level 2 Survey Lichfield

When you book a Level 2 Survey in Lichfield, our inspector conducts a thorough visual inspection of all accessible areas of the property. This includes the roof structure where safe to access, walls, floors, ceilings, doors and windows, the condition of any extensions or conservatories, and an assessment of the overall structural integrity. We examine the condition of the building fabric and highlight areas requiring attention, from missing roof tiles common on period properties to issues with modern uPVC installations that have become prevalent in newer developments around the city.

Our report specifically addresses the issues most relevant to Lichfield properties. The city has a high proportion of Victorian and Edwardian housing stock, particularly around Stowe, Christchurch, and the historic core, where issues such as rising damp due to the lack of modern damp-proof courses, original timber sash windows requiring restoration, and aging chimneys are frequently encountered. We also inspect the condition of outbuildings, garages, and any boundary walls or fences included in the property sale, which is particularly relevant for the larger gardens found on properties in areas like St. John's and Brough Park.

The survey includes a thorough assessment of services such as the gas, electric, water, and drainage systems, though we note this is a visual inspection rather than a full services test. Our surveyor will identify any obvious defects, potential hazards, or areas where professional further investigation is recommended before you proceed with the purchase. The final section of our report provides a clear market valuation and insurance rebuild figure, which is particularly valuable in Lichfield where property values have increased by over 2% in the past year and understanding the true market position is essential for negotiation.

Our inspection also covers the grounds surrounding the property, including the condition of any hard landscaping, driveways, and retaining walls. In Lichfield, where many properties feature mature gardens dating back to the Victorian era, we pay particular attention to the condition of garden walls, which can be prone to movement and damp penetration. We also note any trees close to the property that may affect the structural integrity, a consideration that is especially relevant in areas like Stowe and Brough Park where mature trees are common. Any issues identified are clearly flagged with our traffic-light condition rating system.

• Roof structure and covering
• Walls, chimneys, and damp assessment
• Windows, doors, and joinery
• Floors, ceilings, and stairs
• Services (gas, electric, water, drainage)
• Outbuildings and boundaries
• Grounds and retaining walls

Our experience surveying properties throughout Lichfield has identified several recurring issues that buyers should be aware of. The city's substantial Victorian and Edwardian housing stock, particularly in areas such as Stowe, Christchurch, and around the city centre, frequently presents with rising damp due to the lack of modern damp-proof courses. These period properties also commonly feature original timber sash windows that may be in need of restoration rather than replacement, preserving the character and value of the property while addressing draughting issues.

Properties built during the mid-twentieth century, common in residential areas like Leomansley and Boley Park, often present with concrete roof tiles that may be reaching the end of their lifespan and should be inspected for signs of degradation. Additionally, the expansion of Lichfield through new developments in areas such as Fradley and along the A38 corridor has introduced modern timber-frame construction methods that require specific inspection approaches, particularly around junction details and the interfaces between different building elements. Our surveyors are familiar with these construction types and know what to look for.

Flat roof sections on extensions and garages are a frequent finding in our Level 2 surveys across Lichfield, as these are particularly vulnerable to weathering and water ingress in the Staffordshire climate. Our surveyors pay particular attention to these areas, as well as the condition of render on external walls, which can be prone to cracking and damp penetration in properties of all ages. Any issues identified are clearly flagged in the report with appropriate recommendations for repair or further investigation by specialists.

In the WS13 and WS14 postcode areas, we frequently encounter issues related to the local geology and soil conditions. Parts of Lichfield sit on clay soils that are prone to expansion and contraction with moisture changes, which can affect the stability of foundations, particularly in older properties where the original foundations may not meet modern standards. Our surveyors will note any signs of subsidence or movement that may be related to these ground conditions, and recommend further investigation by a structural engineer if necessary. This is particularly relevant for properties in areas with mature trees, where root systems can exacerbate clay shrinkage.

The quality of window joinery in both period and modern properties is another area that requires careful inspection in Lichfield. Victorian and Edwardian sash windows, while attractive, often suffer from rotten timber, failed putty, and ineffective draught-proofing that affects both comfort and energy efficiency. Meanwhile, some of the uPVC windows installed in properties during the 1990s and 2000s are now showing signs of failure in their sealing and hardware. Our survey provides a detailed assessment of all window types, helping you understand the maintenance requirements and costs associated with each property.