Traffic-light condition reports for Nottingham homes — from Victorian terraces to modern estates across the city
Regulated
Nottingham's property market is dominated by semi-detached and terraced homes, many built during the city's Victorian and Edwardian industrial expansion. With an average house price of around £249,000 and a housing stock ranging from 1870s lace workers' cottages in Sneinton to modern estates in Clifton and Bilborough, a RICS Level 2 Survey gives buyers a structured visual assessment using a traffic-light condition rating system. The survey highlights defects, grades their severity, and flags issues for further investigation — giving you the information you need to make an informed purchase decision.
£249,000
Average House Price
41%
Properties Over Caves
Over 70,000 homes at risk
From £390
Level 2 Survey Cost
Nottingham pricing
800+
Listed Buildings
Across the city
Nottingham's housing mix presents a range of challenges that a basic mortgage valuation simply will not pick up. The city has a large stock of Victorian and Edwardian terraced housing — built rapidly during the lace-making and textile boom of the mid-to-late 1800s — alongside post-war council estates and newer developments. Many of these Victorian properties were constructed with solid brick walls, no damp-proof course, and shallow foundations resting on the soft Sherwood Sandstone that defines the city's geology. The structured visual inspection of a Level 2 survey catches common defects before they become costly surprises.
The RICS Level 2 survey uses a traffic-light condition rating system to grade every major building element. Condition Rating 3 flags serious defects needing urgent attention, Rating 2 covers issues that need repair but are not critical, and Rating 1 confirms no current repair is required. For a standard Nottingham property — a 1930s semi in Wollaton, a post-war terrace in Bulwell, or a modern build in Gamston — this level of detail strikes the right balance between cost and insight. The surveyor inspects the roof, walls, windows, plumbing, electrics, and drainage, and notes anything that should be investigated further.
Nottingham City Council enforces building regulations across its 20 wards, and any property that has been extended or structurally altered should have the relevant planning consent and building control sign-off. A Level 2 surveyor will note if visible alterations appear to lack proper approval. For properties in Nottingham's 33 conservation areas — including the Park Estate, Arboretum, and Lace Market — the report will also flag where conservation rules may restrict future modifications you are planning.
Source: ONS Census 2021. Nottingham postcode area accommodation type distribution.
Nottingham has over 930 documented sandstone caves beneath its streets, and many more remain unrecorded. Around 41% of the city's properties — more than 70,000 homes — could be affected by these man-made voids. A sinkhole appeared in a Friar Lane garden in 2020 after heavy rain exposed a previously unknown rock-cut shaft. While a Level 2 survey is a visual inspection and will not detect underground caves directly, it will identify surface-level warning signs such as diagonal cracking, uneven floors, and settlement distortion. If these indicators appear, your surveyor will recommend a specialist ground investigation or geotechnical assessment.
| Survey Type | Nottingham | National Avg | Difference |
|---|---|---|---|
| RICS Level 2 (3-bed) | From £390 | From £395 | -£5 |
| RICS Level 3 (3-bed) | From £619 | From £619 | — |
| Valuation Only | From £245 | From £250 | -£5 |
RICS Level 2 (3-bed)
Nottingham
From £390
National Avg
From £395
Difference
-£5
RICS Level 3 (3-bed)
Nottingham
From £619
National Avg
From £619
Difference
—
Valuation Only
Nottingham
From £245
National Avg
From £250
Difference
-£5
Prices based on a standard 3-bed property. Nottingham pricing broadly matches the national average due to moderate property values in the East Midlands.
The RICS-qualified surveyors we work with in Nottingham have direct experience assessing the city's housing stock. They recognise the difference between thermal cracking in a 1960s Clifton semi and settlement cracking above a sandstone void in Sneinton. They understand how red brick terraces built during the lace trade era age differently from inter-war council houses in Aspley or Bestwood. Local knowledge shapes the quality of a Level 2 report — and our Nottingham surveyors bring that knowledge to every inspection.
Enter the property details — address, type, approximate age, and number of bedrooms. You will receive a price straight away. If the property suits a Level 2 survey, you can book and pay online. We contact the seller or their agent within 24 hours to arrange access to the property.
A local RICS surveyor visits the property to carry out the visual inspection. For a typical Nottingham semi-detached or terraced house, the on-site visit takes 1.5 to 3 hours. The surveyor inspects all visible building elements inside and out, grades each one using the traffic-light condition rating system, and takes detailed notes on anything that needs attention.
The written report arrives within 2 to 5 working days. It sets out every building element with its condition rating, highlights urgent defects, and provides clear recommendations for repairs, further investigations, or legal enquiries. Our bookings team is available to talk through the findings and help you arrange any follow-up services.
Nottingham is a major university city with over 60,000 students across the University of Nottingham and Nottingham Trent. Large numbers of family homes in Lenton, Dunkirk, Radford, and Hyson Green have been converted to Houses in Multiple Occupation (HMOs) over the past two decades. If you are buying a property that has previously been used as a student let, the Level 2 survey will flag visible signs of heavy wear, poor-quality alterations, and maintenance that has been deferred. These properties often have issues with dated electrics, worn-out kitchens and bathrooms, and subdivisions that may not comply with building regulations.
Nottingham's housing stock tells the story of the city's industrial past. The Victorian and Edwardian terraces of Sherwood, Carrington, and Sneinton were built to house workers in the lace, hosiery, and tobacco industries that powered the city from the 1850s onwards. These homes are typically solid red brick with slate roofs, bay windows, and rear yards — many standing for over 130 years with original timber joinery and no cavity wall insulation. Moving further out, the 1920s and 1930s brought planned council housing to Aspley, Bestwood, and Bilborough, while the post-war era saw major development at Clifton — one of Europe's largest council estates at the time of construction. Newer builds from the 1990s onward fill sites at Gamston, Lady Bay, and Colwick Park.
Each era of building carries its own survey considerations. Victorian terraces often have solid walls prone to damp, original lead plumbing, and foundations that sit directly on sandstone or clay without a membrane. Inter-war semis in Wollaton or Beeston tend to be well-built but may suffer from concrete cancer in lintels or aging roof timbers after 90 years of service. Post-war council estates sometimes have non-traditional construction methods — Wimpey No-Fines concrete or Reema panel systems — that can affect mortgage eligibility. The Level 2 inspection assesses the visible condition of all these building types and highlights where the property's age or construction style creates particular concerns that a buyer should understand before committing.
Explore our full range of property services available in Nottingham
From £619
Full structural survey for older or complex Nottingham properties — ideal for Victorian terraces, converted warehouses, and homes in cave risk areas.
From £500
Detailed building survey for Nottingham properties that need more than a visual inspection, including older and non-standard constructions.
From £65
Energy Performance Certificate for Nottingham properties — required for selling or letting, and useful for identifying efficiency improvements.
From £250
RICS Red Book valuation for Help to Buy equity loan repayment in Nottingham — required by Homes England.
With Nottingham's average house price at £249,000, a Level 2 survey starting from £390 represents roughly 0.16% of the purchase price. That small outlay gives you a professional assessment of the property's visible condition before you are legally committed. Rewiring a Nottingham Victorian terrace typically costs £4,000 to £6,000. Replacing a failed damp-proof course in a solid-walled Sherwood property runs £2,500 to £5,000. Repairing a roof that has been slowly leaking into the timber frame can easily reach £8,000 or more. If the survey catches any of these problems, you can renegotiate the purchase price or walk away — either outcome saves money.
The Level 2 report also gives your solicitor information they can use during the conveyancing process. If the surveyor flags a Condition Rating 3 item — something requiring urgent attention — your solicitor can raise it as a pre-contract enquiry and request that the seller addresses it or adjusts the price. For Nottingham properties, common Rating 3 findings include deteriorated flat roof coverings, active damp penetration through solid walls, and external cracks that warrant structural investigation. Catching these before exchange puts you in a far stronger position as a buyer.
Level 2 surveys in Nottingham start from around £390 for a standard 3-bed property. Prices increase with property size and value — expect to pay between £450 and £750 for larger homes or those valued above £350,000. Nottingham pricing sits slightly below the national average of £395, reflecting the city's moderate property values compared to the South East. The cost varies between surveyors, but all RICS-registered professionals follow the same reporting standards.
For a Victorian terrace in good overall condition — well maintained, no obvious structural cracking, and no known ground hazard issues — a Level 2 survey provides a thorough visual assessment. However, if the property shows signs of significant damp, has been heavily altered, or sits in an area with known sandstone cave risk such as parts of Sneinton or the Lace Market, a Level 3 survey may be more appropriate. Your surveyor will flag in the Level 2 report if they believe a more detailed inspection is warranted.
The on-site inspection for a typical Nottingham semi-detached or terraced house takes 1.5 to 3 hours. A two-bed terrace in Sherwood may be done in under two hours, while a larger four-bed detached property in Wollaton will take closer to three. The written report follows within 2 to 5 working days. The surveyor needs unobstructed access to the property, so if the current occupant can clear space around key areas like the loft hatch and boiler, the inspection runs more smoothly.
A Level 2 survey is a visual inspection — the surveyor cannot see underground. However, they will spot surface-level signs of ground movement that may point to underlying voids: diagonal wall cracks, doors and windows that no longer close properly, uneven floors, and stepped cracking in brickwork. If the surveyor observes these warning signs, the report will recommend a specialist geotechnical investigation. Around 41% of Nottingham properties sit above documented or potential sandstone cave systems, so this is a genuine consideration for buyers across the city.
Properties south of Nottingham city centre — including The Meadows, Wilford, and parts of West Bridgford — lie within the River Trent flood plain. The Trent Left Bank flood defence scheme protects around 16,000 homes, but not all properties have coverage. For a standard modern property that has not previously flooded, a Level 2 survey should be sufficient. If the building is older, has visible signs of past water damage, or sits in a flood zone without defence protection, a Level 3 survey provides a more thorough investigation of the structure and its exposure to flood risk.
The traffic-light system grades each building element. Condition Rating 1 (green) means no repair is currently needed. Condition Rating 2 (amber) indicates defects that need attention but are not urgent — for example, aging guttering that will need replacement in the next few years. Condition Rating 3 (red) flags serious defects requiring urgent repair, replacement, or further investigation. In Nottingham, common Rating 3 findings include active damp penetration in solid-walled Victorian properties, deteriorating flat roof coverings, and external cracking that could indicate ground movement.
Yes, and many Nottingham buyers do exactly that. If the survey uncovers defects — especially anything rated Condition 3 — you can ask your solicitor to raise these as pre-contract enquiries. The seller may agree to a price reduction to cover repair costs, or they may fix the issue before completion. In a market where the average Nottingham property sells for around £249,000, even a modest renegotiation of £2,000 to £5,000 based on survey findings more than covers the cost of the survey itself.
New builds are covered by a 10-year NHBC or equivalent warranty, which offers some protection against structural defects. However, a Level 2 survey can still uncover issues that the developer missed or that have developed since construction. Nottingham has seen significant new build development at sites across Gamston, Colwick Park, and the Waterside regeneration area. Common findings on Nottingham new builds include poorly finished drainage, incomplete external works, and minor internal defects that the warranty may not cover. For a more targeted inspection of a new build, a dedicated snagging survey is an alternative worth considering.
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