RICS Level 2 Survey in NG22

The NG22 postcode area presents unique challenges for property buyers. With a housing stock dominated by properties built between 1945 and 1980 (38.3%), alongside a significant number of older homes dating back to before 1919 (14.5%), the local properties face a range of age-related issues. Our inspectors frequently identify defects that reflect the local construction methods and geological conditions. We have surveyed properties across all the main towns and villages in NG22, from Victorian terraces on Ollerton's town centre streets to modern homes on the new housing estates.

Many properties in Ollerton and Edwinstowe are constructed from traditional red brick, often with solid walls that lack modern cavity insulation. These older construction methods, while historically appropriate, can lead to issues such as rising damp, particularly where original damp-proof courses have deteriorated over time. The local geology, which includes clay-rich soils (Boulder Clay), creates additional risks for foundations through shrink-swell movement as moisture levels change throughout the year. Our surveyors understand these local conditions and know exactly what to look for when inspecting properties in this area.

The area's mining heritage also warrants attention. NG22 has historical ties to the coal mining industry, and properties in former mining areas may be susceptible to ground instability. Our surveyors are experienced in identifying signs of potential subsidence or movement that could relate to historical mine workings, and we always recommend obtaining a Coal Authority Mining Report alongside your survey. The villages of Edwinstowe and Ollerton grew significantly during the mining boom, and many homes in these areas were built to house miners and their families.

The proximity to Sherwood Forest also influences property construction in the area. Some older properties may feature traditional Nottinghamshire architectural elements, while others were constructed using locally sourced materials. Our team understands these regional variations and can accurately assess the condition of properties that reflect the local building heritage. We take pride in providing reports that help buyers understand not just the defects, but the historical context of the property they are purchasing.

• Rising damp in solid wall properties
• Roof deterioration on older homes
• Subsidence risk from clay soils
• Outdated electrical systems
• Timber decay and woodworm
• Asbestos in mid-century properties

Based on our experience surveying properties throughout Nottinghamshire, including the NG22 area, we regularly encounter several recurring issues. Damp problems feature prominently, particularly in the solid-walled properties that make up a significant portion of the older housing stock. Rising damp occurs when the original damp-proof course fails or was never installed, while penetrating damp often results from damaged rainwater goods or degraded mortar joints in the brickwork. In properties near the River Maun, we sometimes see additional damp issues related to the higher water table in these locations. Our surveyors use professional moisture meters to accurately identify the extent and type of damp present.

Roof conditions are another frequent finding. Properties built before 1980 often feature original roof coverings that have reached the end of their serviceable life. We commonly identify cracked or missing tiles, deteriorated flashings around chimneys and valleys, and sagging rooflines that may indicate structural movement or timber decay. The timber frame elements supporting the roof structure can be affected by woodworm or wet rot, particularly where ventilation has been inadequate. In the NG22 area, we frequently inspect properties with original clay tile roofs that are now over 50 years old and require careful assessment.

The local clay soil conditions create particular challenges for foundations. Properties with shallow foundations or those with large trees nearby may show signs of subsidence or heave as the clay expands and contracts with moisture changes. Our surveyors are trained to identify the tell-tale signs of this movement, including cracks in walls, sticking doors and windows, and uneven floors. In areas with historical mining activity, we pay particular attention to any signs of ground instability that could relate to former mine workings. The villages around Ollerton and Edwinstowe have particular ground movement risks that our local surveyors understand well.

Electrical and plumbing defects also appear regularly in our NG22 surveys. Properties built before the 1990s often have electrical systems that do not meet current regulations, including outdated consumer units, insufficient socket points, and potentially dangerous wiring. We have found examples of DIY electrical work that does not comply with building regulations, as well as original plumbing with lead pipes or galvanized steel that should be replaced. Our survey includes a visual inspection of these services, and we recommend follow-up inspections by qualified electricians and plumbers for any concerns identified.

• Damp proof course failures
• Roof tile deterioration
• Foundation movement
• Rotten timber elements
• Outdated electrical wiring
• Defective gutters and downpipes

The NG22 area has seen significant new development activity in recent years, with several major housing developments underway. The Brambles in Ollerton (NG22 9FA) and Thoresby Vale in Edwinstowe (NG22 9EY), both built by Harron Homes, offer 3, 4, and 5-bedroom homes priced from £289,995 to £474,995. Bellway's The Hawthorns development in Boughton (NG22 9HY) provides 3 and 4-bedroom properties from £259,950, while Barratt Homes' Boughton Heath site (NG22 9HD) offers 2, 3, and 4-bedroom homes from £209,995 to £369,995. David Wilson Homes also has The Aspens development in Boughton with properties ranging from £269,995 to £419,995.

Even for new build properties, a RICS Level 2 Survey provides valuable protection. While newer homes typically have fewer defects than older properties, our inspection can identify issues with workmanship, snagging items, or problems that may not be immediately apparent to an untrained eye. Many buyers assume that new properties are problem-free, but our surveyors regularly identify defects in recently constructed homes that require attention before the warranty period expires. We have found issues ranging from incomplete insulation installation to incorrectly fitted windows and problems with brickwork pointing.

For properties in the newer developments, we pay particular attention to the standard of construction, the quality of materials used, and the effectiveness of insulation and ventilation systems. We also check that all building regulations have been properly met and that any guarantees or warranties are in place. If you are purchasing a new build, we recommend arranging your survey as close to completion as possible to ensure we can assess the property in its finished state. Our surveyors are familiar with the construction methods used by the major developers active in the NG22 area and know what to look for in each type of new build property.

The new build developments in NG22 have added over 500 new homes to the area in recent years, significantly changing the housing mix. While these properties benefit from modern building regulations and NHBC warranties, they still require professional inspection. Our Level 2 Survey provides an independent assessment that complements the builder's own quality checks, giving you confidence in your purchase. Any defects we identify can be raised with the developer before the warranty period begins, potentially saving you significant repair costs later.

Parts of the NG22 postcode area, particularly those near the River Maun and its tributaries, are susceptible to flooding. Properties in Ollerton and Edwinstowe, which lie along the river corridor, face potential river flooding risks, while surface water flooding can occur in various locations during periods of heavy rainfall. Our surveyors inspect the property for signs of previous flooding and assess the effectiveness of any existing flood mitigation measures. We have surveyed properties in Edwinstowe that have experienced flooding in the past, and we know what indicators to look for that may not be immediately obvious to untrained buyers.

When we identify elevated flood risk, we include this in our report along with recommendations for further investigation, such as checking the Environment Agency flood maps or commissioning a specialist flood risk assessment. We also note any drainage issues visible during the inspection, including blocked gutters, inadequate fall away from the property, or evidence of water penetration. Understanding flood risk is essential for properties in the NG22 area, particularly if you are considering purchasing in a designated flood zone. The River Maun flows through both Ollerton and Edwinstowe, and properties near the river require particularly careful assessment.

The environmental considerations extend to ground conditions beyond flood risk. As mentioned, the local geology includes clay deposits that can affect foundations, and we always assess the grounds around the property for any signs of instability, tree coverage that could impact foundations, or historic groundworks that may have compromised structural integrity. For properties near former mining areas, we note this and recommend the appropriate additional searches. The interaction between clay soils, trees, and historical mining creates a complex set of ground conditions that our experienced local surveyors understand well.

We also assess environmental factors such as radon levels, which can be elevated in some parts of Nottinghamshire, and proximity to any contaminated land. While these issues are less common in the NG22 area compared to some other parts of the UK, our thorough approach ensures that you are aware of any potential environmental concerns before completing your purchase. We recommend that all buyers in the NG22 area check the UK Radon website for specific information about their property location.