RICS Level 2 HomeBuyer Survey in Ockbrook and Borrowash

Our RICS Level 2 HomeBuyer Survey is designed specifically for conventional properties in reasonable condition, which describes the majority of homes in Ockbrook and Borrowash. This includes semi-detached houses built during the post-war expansion period along Tamworth Road and Ashford Road, terraced properties in the historic village centre around The Green, and modern detached homes in newer developments. The survey provides a comprehensive visual inspection of all accessible areas of the property, including the roof space where safe and accessible, walls both internal and external, floors, windows, doors, and permanent outbuildings such as garages and sheds.

Our surveyor checks for common defects found in local properties, such as signs of damp which is a frequent issue in the older brick-built homes around Ockbrook village. We assess walls for cracking that may indicate structural movement, examine the condition of pointing and render, and check for evidence of penetrating damp particularly in properties with solid wall construction. We also assess the condition of roofing materials, noting any slipped tiles or damaged flashing that could lead to leaks, and inspect chimneys for signs of decay or poor condition. The report includes an evaluation of the property's construction and materials, helping you understand the building's overall condition and any areas that may require immediate attention or future maintenance.

For properties in the Ockbrook Conservation Area or those near the Moravian Settlement with listed building status, we highlight any specific concerns related to historic construction methods and materials. While a full RICS Level 3 Building Survey may be recommended for listed properties or those of non-traditional construction, our Level 2 survey provides valuable information for most properties in the area. We understand the unique characteristics of properties in this conservation area, including the traditional red brick construction, slate and clay tile roofs, and the specific maintenance requirements that come with historic buildings. Our report will flag any issues that may affect your decision or require negotiation with the seller.

The survey also includes an energy efficiency assessment, identifying areas where improvements could be made to reduce heating costs. For properties with solid walls, which are common in pre-1900 buildings in Ockbrook, we note the lack of cavity wall insulation and advise on potential energy efficiency improvements that could be considered. This is particularly relevant given the current focus on energy performance and the rising costs of heating fuels.

• Visual inspection of all accessible areas
• Damp and timber defect assessment
• Roof condition and chimney inspection
• Wall and foundation condition check
• Electrical and plumbing observations
• Energy efficiency recommendations

The housing stock in Ockbrook and Borrowash presents several common issues that our RICS Level 2 surveys frequently identify. Properties built before 1919, which make up approximately 20-25% of the local housing stock concentrated around Ockbrook village centre and The Green area, often show signs of rising damp due to missing or failed damp-proof courses. The traditional red brick construction common throughout the area can be affected by penetrating damp, particularly where mortar joints have deteriorated or render has cracked. We frequently find evidence of damp in properties that have been recently modernised without adequate ventilation, leading to condensation problems.

Roof condition is another frequent finding, with many properties over 50 years old displaying worn roof coverings, damaged lead flashing around chimneys, and deteriorating rainwater goods. Properties in the village centre may have older slate or clay tile roofs that require ongoing maintenance, and we often identify issues with valley gutters that have become blocked or deteriorated. We also commonly identify issues with outdated electrical systems in older properties, where wiring may not meet current Part P building regulations. Consumer units may be outdated, and earthing arrangements may be inadequate for modern usage demands.

Timber defects, including woodworm infestation and both wet and dry rot, are encountered particularly in properties with persistent damp issues. Our surveyors check all accessible timber elements, including floor joists, roof rafters, and window joinery. For properties with solid wall construction common in pre-1900 properties, we note the lack of cavity wall insulation and advise on potential energy efficiency improvements. Additionally, we keep an eye out for potential asbestos-containing materials in properties built before 2000, particularly in textured coatings, old pipe lagging, and boiler insulation.

Given the underlying Mercia Mudstone geology, we also regularly identify signs of ground movement in properties throughout Ockbrook and Borrowash. This can manifest as cracking in walls, particularly at door and window openings, floors that slope or feel uneven, and doors that stick or do not close properly. While minor movement may be within acceptable limits, we flag any concerns and recommend further investigation where necessary. Our local experience means we can distinguish between settlement cracks that are cosmetic and those that may indicate more serious structural issues.

• Rising damp and penetrating damp
• Roof tile damage and flashing failures
• Subsidence related to clay soils
• Outdated electrical wiring
• Timber rot and woodworm
• Missing or inadequate insulation