RICS Level 2 Survey in Oldham (OL1)

A RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property. Our surveyor will examine the walls, roof, floors, windows, doors, and built-in fixtures, identifying any defects that could affect the value or safety of the property. The report uses a clear traffic light system, highlighting urgent issues in red, matters requiring attention in amber, and acceptable conditions in green. This makes it easy to understand exactly what you're buying and what negotiations might be necessary before exchange of contracts.

In OL1, where a significant proportion of housing dates from the Victorian and Edwardian periods, our inspectors pay particular attention to common issues found in older properties. This includes checking for signs of damp in solid-walled terraces, examining roof conditions on period properties with original slate coverings, assessing the integrity of load-bearing walls in converted mill buildings, and evaluating outdated electrical installations that may not meet current regulations. The survey also includes a market valuation, giving you confidence that the asking price reflects the property's true worth in the current OL1 market.

Our Level 2 Survey is suitable for conventional properties in reasonable condition, including terraced houses, semi-detached homes, and flats. If you're purchasing a larger period property or one in poor condition showing significant defects, we may recommend a RICS Level 3 Building Survey, which provides an even more detailed assessment with opening up of construction elements where necessary. Regardless of which survey you choose, you'll receive clear, jargon-free guidance on the property's condition that helps you proceed with confidence.

• Visual inspection of all accessible areas
• Market valuation included
• Traffic light defect rating system
• Insurance reinstatement calculations
• Advice on urgent repairs and future maintenance

Oldham's geology is characterised by Carboniferous rocks, specifically the Coal Measures, which include shales, sandstones, and coal seams beneath the surface. This geological background creates specific considerations for property surveys in OL1, particularly regarding ground stability and potential movement. Our surveyors are trained to recognise signs of ground instability that could indicate issues with the underlying geology, which is particularly important given the area's industrial past.

The area has also seen development in different phases, from early terraces built for mill workers in the 1860s to post-war housing expansions in the 1920s and 1950s. This mix of property ages means each home presents unique considerations for our inspection team. Our inspectors factor in the specific characteristics of Oldham properties, including potential issues with aging brickwork suffering from frost damage, historic roofing materials reaching the end of their lifespan, and original plumbing and electrical systems that may need complete updating to meet modern standards.

Flood risk in OL1 comes primarily from surface water and the local river systems, rather than coastal flooding. The River Medlock and River Irk flow through parts of the wider Oldham borough, and surface water flooding can be a concern in urban areas with extensive impermeable surfaces. Our surveyors note any signs of previous flooding or water damage and advise on flood resilience measures where appropriate, helping you understand the full picture before purchasing.

Given the age of much of Oldham's housing stock, RICS Level 2 Surveys frequently identify several recurring issues that buyers should be aware of before purchasing. Damp is one of the most common problems, particularly in solid-walled Victorian terraces where moisture can penetrate brickwork and cause rising damp. Our surveyors use their expertise to identify the type and cause of damp, recommending appropriate remedies whether they involve improved ventilation, tanking of basement areas, or chemical damp proof courses. We also look for signs of penetrating damp caused by damaged roof coverings or deteriorating pointing to the external brickwork.

Roof conditions are another frequent area of concern in OL1 properties. Many older properties in the area have original slate or clay tile roofs that may be reaching the end of their natural lifespan after over a century of exposure to the British climate. We check for missing or damaged tiles, deteriorating lead flashings around chimneys and valleys, and signs of past leaks that could indicate ongoing problems. The condition of roof timbers is also assessed carefully, looking for evidence of rot or insect damage that could compromise the structural integrity of the roof structure.

Electrical safety is increasingly important in older properties, where wiring may not meet current regulations and could pose a fire risk. Our survey includes a visual inspection of the electrical consumer unit, wiring condition visible from access points, and socket outlets throughout the property. While we cannot test circuits as this requires a qualified electrician, we will flag any obvious safety concerns such as old-style fuse boards, visible damaged wiring, or inadequate earthing, and recommend a qualified electrician for further investigation if needed before you move in.

Finally, windows and doors in period properties often suffer from wear, draftiness, and deteriorating frames that can significantly impact both comfort and energy efficiency. We assess the condition of original joinery, the effectiveness of locks and handles, and whether windows function properly without sticking or draughts. Many Victorian and Edwardian properties in OL1 still have their original single-glazed windows, which while characterful, can lead to heat loss and high energy bills. These issues may seem minor but can represent significant ongoing costs that should be factored into your purchase decision.

While OL1 is predominantly characterised by older housing stock, the wider Oldham area has seen new build development activity in recent years. According to recent data, newly built properties in the Oldham postcode area sell for an average of £343,000, representing a 10% increase over the previous twelve months. If you're considering a new build property in or near OL1, you might wonder whether a survey is still necessary given the modern construction methods and building control inspections that apply to new developments.

Even new build properties can benefit from a Level 2 Survey, despite their relatively recent construction. Our inspection can identify snagging items that may have been missed during the build process, minor construction defects, or issues with fittings and finishes that may not be apparent during a casual viewing. New builds still undergo settlement as the structure settles into the ground, and early identification of any issues ensures the developer addresses them under the structural warranty before they become more serious problems. Our survey gives you that your new property is in the condition you expect.