RICS Level 2 Survey in NG2 Nottingham

Our RICS Level 2 survey provides a thorough visual inspection of the property's accessible areas, focusing on the main structural elements and potential problem zones. The surveyor will examine the condition of the roof, including tiles, slates, flashings, and chimneys, while also assessing the condition of walls, floors, ceilings, doors, and windows. We check the integrity of the building's structure, looking for signs of subsidence, settlement, or structural movement that could indicate foundation problems particular to properties in NG2. Our inspectors specifically look for the characteristic cracking patterns that indicate different types of movement, whether from foundation issues, tree root activity, or the shrink-swell behaviour of the underlying clay soils.

Given the geological conditions in NG2, where Mercia Mudstone underlies much of the area, our inspectors pay particular attention to signs of shrink-swell activity that can affect foundations. The alluvial deposits along the River Trent also present variable ground conditions that our surveyors are trained to identify. We assess the property's damp-proofing, insulation, and ventilation, checking for rising damp, penetrating damp, and condensation issues that are particularly common in the older Victorian and Edwardian properties found throughout The Meadows and parts of West Bridgford. Many of these older properties were constructed without modern damp-proof courses, making them susceptible to moisture penetration particularly at ground floor level.

The survey includes a comprehensive review of building services, covering the condition and safety of electrical installations, plumbing and heating systems, and drainage. Our inspectors will identify outdated electrics commonly found in properties built before the 1980s, including old wiring configurations that may pose safety risks. We note the type of consumer unit, whether adequate RCD protection is present, and the condition of visible wiring. Similarly, we examine plumbing systems for the presence of lead pipes, old copper that may have corroded, and the condition of the central heating system including the boiler, radiators, and controls. For properties in flood-risk areas adjacent to the River Trent, we also assess drainage and any visible flood resilience measures that may have been installed.

We also examine timber elements for signs of rot, woodworm, or other deterioration that could compromise the structural integrity of the property. This includes checking floor joists in accessible sub-floor areas, roof timbers, and window frames. In older properties with solid brick walls, we pay particular attention to the condition of any timber lintels above windows and doors, as these can deteriorate without visible external signs. Our surveyors are trained to identify the subtle indicators of timber decay that less experienced inspectors might miss, ensuring you receive a comprehensive assessment of the property's condition.

• Roof structure and covering
• Wall construction and condition
• Foundation and substructure
• Damp and moisture penetration
• Electrical installations
• Plumbing and heating systems
• Windows and doors
• Timber decay and pest damage

Our experience surveying properties throughout NG2 has identified several recurring issues that buyers should be aware of. Damp problems are particularly prevalent in the older terraced and semi-detached properties in The Meadows and older parts of West Bridgford, where age, lack of modern damp-proof courses, or poor ventilation can lead to moisture penetration. Victorian and Edwardian properties with solid brick walls are especially susceptible to rising damp if the original damp-proof course has failed or was never installed. We frequently find penetrating damp in properties with degraded mortar pointing, damaged render, or missing roof tiles that allow water ingress during periods of heavy rainfall.

The underlying Mercia Mudstone geology in NG2 presents a moderate to high shrink-swell risk, particularly where clay content is significant. This can cause ground movement that affects foundations, leading to structural movement in properties. Our inspectors are trained to identify the signs of such movement, including cracking in walls, uneven floors, and sticking doors or windows. Properties with trees close to foundations or poor drainage are particularly vulnerable to these issues. We have surveyed several properties in NG2 where trees planted too close to the building have caused significant foundation damage over time, with the clay soil shrinking as the trees extract moisture.

Roof condition is another common concern in NG2, especially for the Victorian and Edwardian properties that make up a significant proportion of the housing stock. Deterioration of slate or clay tile roofs, lead flashing, and guttering is frequently observed. Many of these period properties also have outdated electrical installations that may not meet current safety standards, with old wiring systems requiring upgrading. Similarly, plumbing systems in pre-1980s properties often need replacement due to age, corrosion, or the presence of outdated materials such as lead pipes or galvanised steel. We have identified numerous properties where the electrical installation clearly poses a fire risk and requires immediate attention from a qualified electrician.

Properties in flood-risk areas adjacent to the River Trent require particular attention. Areas such as The Meadows, Trent Embankment, and parts of West Bridgford close to the river have a high flood risk from rivers, and surface water flooding is also a concern in urbanised parts of NG2. Our surveyors assess the property's flood resilience and provide appropriate recommendations where necessary. We look for signs of previous flood damage, the height of internal floors relative to external ground levels, and any flood mitigation measures that may have been installed. Properties in these areas should also consider the availability of building insurance and any flood resilience measures that might be required.

The age profile of housing in NG2 means that many properties will have original single-glazed windows, limited loft insulation, and outdated heating systems. These factors significantly affect the energy efficiency of the property and will be reflected in the Energy Performance Certificate (EPC) rating. While not a defect, these issues represent areas where improvement works are likely to be needed to meet modern standards and reduce energy costs. Our surveyors note the general energy efficiency of the property and flag any obvious issues that may affect your running costs or require investment in the near future.