RICS Level 2 Survey in Edwalton and Tollerton (NG12 4)

Our RICS Level 2 HomeBuyer Report provides a thorough inspection of the property's visible condition, identifying any significant defects or areas requiring attention. The survey includes a detailed assessment of all major building elements, from the roof structure and walls to the plumbing, electrical systems, and dampness levels. We examine both the interior and exterior of the property, accessing accessible areas such as roof spaces, sub-floor voids, and outbuildings where safe to do so. Our surveyors will also check the grounds, including boundaries, drainage, and any outbuildings or extensions.

The report uses a clear traffic light rating system to highlight the condition of each element, making it easy for you to understand which issues require urgent attention and which are minor matters. We provide specific recommendations for repairs and further investigations where necessary, giving you the information needed to make an informed decision about your property purchase in the Edwalton or Tollerton area. Each element is rated as either satisfactory, requiring attention, or requiring urgent repair, allowing you to prioritise any work needed.

For properties in NG12 4, our surveyors pay particular attention to the local geology, which is characterised by Mercia Mudstone (red clay). This clay substrate can cause shrink-swell movement in response to moisture changes, particularly affecting properties with mature trees nearby. We have identified numerous properties in Edwalton showing signs of foundation movement related to trees extracting moisture from the clay soil. Our inspectors will note any signs of subsidence, movement, or structural stress that may relate to these ground conditions.

The Level 2 survey also includes a market value assessment and rebuild cost estimate, which can be valuable for insurance purposes. We highlight any specific risks relevant to the local area, including potential mining legacy issues that affect parts of Nottinghamshire and the proximity to flood risk areas. Our report provides a comprehensive overview that helps you understand not just the current condition of the property, but also any future maintenance requirements and associated costs.

• Roof structure and covering
• Walls, windows, and doors
• Dampness and timber condition
• Plumbing and electrical systems
• Grounds and drainage
• Thermal efficiency observations

The NG12 4 area features a diverse mix of property types and construction methods that reflect its evolution from a semi-rural village to a sought-after commuter suburb of Nottingham. Older properties in Edwalton and Tollerton typically feature traditional brick construction with pitched tiled roofs, suspended timber floors, and solid brick walls. These properties, many dating from the 1930s to 1960s, often represent excellent value but can harbour hidden defects that only an experienced surveyor will identify. We frequently find issues with rising damp, timber decay, and outdated services in these older properties.

The newer housing developments in NG12 4, including The Point and Edwalton Fields by David Wilson Homes and Barratt Homes, offer contemporary construction with cavity wall insulation, modern electrical systems, and uPVC windows. While these new-build properties generally require less maintenance, they can still present issues related to rapid construction timelines, including cosmetic defects, drainage settlement, and incomplete finishing work that benefits from professional inspection. Our surveyors regularly identify snagging issues on these developments that need to be addressed before the warranty period expires.

Our surveyors understand these local construction variations and tailor their inspection approach accordingly. For older properties, we pay close attention to potential issues with rising damp, timber decay, and the condition of original features. For newer builds, we specifically look for common defects associated with modern construction methods, including window sealing issues, ventilation compliance, and signs of movement in recently built structures. We have surveyed numerous properties on the Edwalton Fields development and understand the typical issues that arise in these newly constructed homes.

The local geology also plays a significant role in property condition. The Mercia Mudstone clay soil found throughout NG12 4 can cause foundation movement when trees are present, particularly in the mature gardens characteristic of Edwalton. We have observed properties where trees planted too close to the building have caused subsidence, requiring underpinning or other structural interventions. Our surveyors are trained to identify the warning signs of this type of movement, including cracking patterns, door and window binding, and uneven floors.

• Traditional brick and render
• Modern cavity wall construction
• Pitched tile and slate roofs
• uPVC window installations
• Gas central heating systems
• Off-mains drainage in some areas

Our experience surveying properties throughout Edwalton and Tollerton has revealed several recurring issues that buyers should be aware of. Properties built before 1980 often present challenges with outdated electrical wiring that may not meet current regulations, particularly if the electrical system has not been updated. We also frequently encounter plumbing issues in older properties, including corroded pipes, outdated lead piping in some cases, and old systems that may require replacement. In properties across Edwalton, we have found instances of outdated consumer units, missing earthing, and wiring that does not comply with current Part P building regulations.

The local clay geology creates specific challenges for properties in NG12 4. Trees planted near buildings, common in the mature gardens of Edwalton, can cause subsidence as their roots extract moisture from the clay soil, causing it to shrink. Conversely, during periods of heavy rainfall, the clay can expand, leading to upward pressure on foundations. Our surveyors are trained to identify the signs of these ground movements, including diagonal cracking, doors that stick or bind, and visible signs of movement in walls. We have surveyed several properties in the Edwalton area where foundation issues related to trees have required further structural investigation.

Roof conditions are another common area of concern, particularly on older properties where tiles may have slipped, flashing may be deteriorated, or the roof structure may show signs of sagging or past leakage. We have identified numerous properties with damaged or missing tiles, deteriorated lead flashing around chimneys, and inadequate ventilation in roof spaces leading to condensation problems. For properties in Tollerton village, roof issues are particularly common in older properties that have not been maintained to a high standard.

For new-build properties on developments like Edwalton Fields and The Point, we often identify snagging issues including cosmetic defects, poorly sealed windows, inadequate drainage falls, and minor finishing problems. These issues are typically straightforward to rectify but are important to document before the new-build warranty period expires. We have surveyed numerous properties on these developments and provided detailed snagging reports that have enabled buyers to request corrections from the developers. Common issues include inconsistent pointing, marks and defects on walls and ceilings, and inadequate sealing around windows and doors.

The NG12 4 area has seen significant new development in recent years, with developments like Edwalton Fields and The Point offering modern homes at prices ranging from £379,995 to £725,000. While new-build properties come with warranties and guarantees, a RICS Level 2 Survey remains a valuable investment for several important reasons. Many buyers assume that new properties are problem-free, but our experience surveying these developments tells a different story.

First, the warranties provided with new-build properties often have limitations and may not cover all defects. A professional survey identifies issues that the developer's snagging process may have missed, giving you documentation that can be used to request fixes before the warranty period expires. We have identified numerous issues on Edwalton Fields that were not apparent during developer walkthroughs, including inadequate drainage falls, poorly sealed windows, and cosmetic defects throughout the property.

Second, many new-build issues only become apparent after the property has been lived in, such as condensation problems, drainage issues, or defects in sealed units. Our surveyors are experienced in identifying the specific issues that affect modern construction methods, including problems with cavity wall insulation, ventilation adequacy, and the common snagging defects found in newly built homes. We provide a detailed assessment that complements the NHBC warranty and gives you about your investment in one of Nottinghamshire's newer developments.

Third, having a professional survey report provides valuable documentation for insurance purposes and future resale. The market value assessment and rebuild cost estimate included in our Level 2 report can be useful for insurance companies when arranging cover for your new home. Additionally, having a detailed survey report on file can be beneficial when you come to sell the property in the future, demonstrating the condition at the time of purchase.