RICS Level 2 Survey in M28

A RICS Level 2 Survey, formerly known as the HomeBuyer Report, provides a thorough inspection of all accessible parts of the property. Our inspectors examine the walls, roof, floors, windows, doors, and permanently fitted fixtures, looking for signs of damage, wear, or potential problems. We assess the overall condition of the property and flag any issues that need attention, from minor defects to serious structural concerns. The survey includes a market value assessment and a rebuild cost for insurance purposes, giving you a complete picture of the property's worth.

We inspect both the interior and exterior of the property, including the roof space where accessible, the sub-floor areas, and the outside of the building. Our surveyors use their training and experience to identify problems that an untrained eye would miss - things like signs of subsidence in the foundations, rot in window frames, or inadequate insulation in the loft. In the M28 area, where many properties are built on clay soils, we pay particular attention to signs of movement or heave that can affect buildings here. We also check the condition of the brickwork and pointing, which is especially important for the many Victorian and Edwardian properties in Worsley and Walkden that were built with solid walls rather than modern cavity construction.

After the inspection, you receive a detailed report with clear ratings for each area of the property - from "good" to "urgent repair needed." The report includes photographs of any defects found and practical recommendations for addressing them. We also provide a clear indication of the property's Energy Efficiency Rating (EER), showing you how energy-efficient the home is likely to be. This information is invaluable when negotiating the purchase price or requesting repairs from the seller. Our reports typically run to 20-30 pages, giving you comprehensive information without overwhelming you with technical jargon.

We use the RICS traffic light system to make the report easy to understand - green for satisfactory condition, amber for issues requiring attention, and red for urgent repairs needed. This system helps you quickly identify the most serious problems and prioritise any work that may be needed after you move in. We also provide a clear summary at the front of the report, so you can see the key findings at a glance before reading the detailed sections.

• Structural condition assessment
• Visible defects and disrepair
• Roof, walls, floors and windows
• Damp and timber decay checks
• Plumbing and electrical observations
• Energy efficiency rating
• Market value assessment
• Reinstatement cost for insurance

Our experience surveying hundreds of properties across Worsley, Walkden and Little Hulton means we know exactly what problems to look for in local homes. Damp is one of the most frequently encountered issues, particularly in Victorian and Edwardian properties where original damp-proof courses may have failed or been bridged over time. Penetrating damp from failed pointing, damaged rendering, or leaking gutters is also common, especially on properties exposed to the prevailing weather. Our inspectors use moisture meters and their expertise to assess the severity of any damp issues found. We also see considerable condensation problems in properties that have been upgraded with double glazing but lack adequate ventilation, particularly in the older terrace houses where original air bricks have been blocked.

Roof problems are another major finding in M28 surveys. Many older properties still have their original slate or tile roofs, which may be nearing or beyond their expected lifespan. We commonly find slipped tiles, degraded pointing on ridge tiles, and failed felt underlays that can lead to leaks. Flat roofs on extensions, which are common throughout the area, often show signs of ponding, cracked felt, or failed waterproofing. In the loft space, we frequently discover inadequate insulation, missing baffles around wiring, and in some cases, timber decay or pest infestations. The mix of pitched and flat roofs on many semi-detached properties in this area means we pay close attention to the junctions between different roof types where leaks often occur.

Electrical and plumbing issues feature prominently in our surveys of properties built before the 1980s. Original wiring that has not been updated may not meet current safety standards and could pose a fire risk. We note the type and condition of consumer units, the presence of earthing, and the condition of visible wiring. For plumbing, we look at the age and condition of pipework, the type of heating system, and any signs of leaks or corrosion. These findings can significantly impact your renovation budget. Many properties in the area still have lead water supply pipes or galvanised steel pipework that should be replaced, and we always check the condition of the boiler and heating system as these are major capital items that often need attention in older homes.

Given the clay soils underlying much of the M28 area, we also frequently identify signs of subsidence or foundation movement in our surveys. This is particularly common where mature trees are close to properties, as tree roots can draw moisture from the clay causing it to shrink. We look for characteristic cracks in walls (often diagonal cracks extending from corners of windows and doors), doors and windows that stick or don't close properly, and signs of movement in the ground around the foundations. If we find significant indicators, we will recommend a more detailed structural survey by a specialist engineer. In properties near the Bridgewater Canal, we also check for any signs of settlement or movement that might be related to the canal embankments.

• Rising and penetrating damp
• Roof defects and leaks
• Subsidence and foundation movement
• Outdated electrical systems
• Timber rot and woodworm
• Cracked render and pointing
• Failed flat roofs
• Inadequate insulation

The M28 area continues to grow with new housing developments bringing modern homes to Worsley, Walkden and Boothstown. At Oaklands in Worsley, Bellway is building 3 and 4-bedroom homes from £299,995 off Leigh Road. The Pastures in Walkden, developed by Keepmoat Homes, offers 2, 3 and 4-bedroom properties from £214,995 on Walkden Road. Barratt Homes is delivering new homes at Bridgewater View in Boothstown, with 3 and 4-bedroom houses from £299,995 near Booths Hall Way. These developments represent significant investment in the area and are attracting many first-time buyers and families looking for modern accommodation in a well-connected location.

While new build properties may seem to need less scrutiny, a RICS Level 2 Survey is still highly recommended. Even brand-new homes can have defects arising from building errors, design issues, or substandard workmanship. Our surveyors check the quality of construction, the adequacy of insulation, the performance of windows and doors, and the condition of fixtures and fittings. We can also identify any snagging issues that the developer should rectify before you complete. Many buyers have been grateful for having a professional survey on their new build, discovering issues that the developer then agreed to fix. The building control sign-off process provides some protection, but it does not catch every defect, and a survey gives you that additional layer of assurance.

One issue we occasionally find in newer properties is related to the speed of construction and the use of modern building methods. We check that insulation has been installed correctly, particularly in roof spaces where gaps can lead to heat loss and condensation problems. We also examine the junction details between different building elements, as these are common places for defects to occur in newly built homes. The drive to meet energy efficiency targets sometimes results in properties that are very airtight but may have inadequate ventilation, leading to condensation and mould issues. Our surveyors are trained to identify these emerging concerns and will flag them in your report if found.

The Worsley Village Conservation Area within the M28 postcode contains some of the area's most historic properties, including several listed buildings along the Bridgewater Canal. Properties in this area, such as those around the Packet House and the historic canal cottages, often require more detailed survey attention due to their age and historical significance. If you are considering purchasing a property in the conservation area, we may recommend a RICS Level 3 Building Survey instead of a Level 2, as the unique construction methods and age of these buildings often warrant more thorough investigation. The historic nature of these properties means they may have hidden defects that are not immediately visible, and the cost of repairs can be significantly higher than for modern homes.

Listed buildings in the M28 area carry additional responsibilities and considerations for buyers. Grade I and Grade II listed properties may have restrictions on what alterations you can make, and the maintenance requirements can be substantial. Our surveyors understand these considerations and will highlight any issues that might affect your plans for the property. We work closely with specialist structural engineers who have experience with historic buildings, and we can arrange for listed building surveys if required. The Worsley area's industrial heritage, including its connections to the canal network and coal mining, means some properties may have unusual construction features that require expert assessment.

While the M28 area generally has low risk of river flooding, we do see localized surface water flooding issues in certain spots, particularly in low-lying areas near the Bridgewater Canal and where drainage infrastructure may be inadequate. Our surveyors check for signs of previous flooding, water staining, and the condition of drainage around the property. If you are purchasing a property in an area identified as having surface water flood risk, we will highlight this in your report and may recommend further investigation or appropriate insurance.

The proximity to major transport links including the M60 and M61 makes M28 a popular location for commuters, but it also means some properties may be affected by noise from traffic. While not strictly a structural issue, our surveyors will note factors that might affect your enjoyment of the property, including proximity to busy roads, industrial areas, or commercial developments. This information helps you make a fully informed decision about your purchase and can be useful when negotiating the price.