RICS Level 2 Survey in OL11 4 Rochdale

Our RICS Level 2 Survey provides a detailed inspection of all accessible areas of the property, including the roof, walls, floors, windows, doors, and foundations. Our surveyor will assess the overall condition of the building, identify any visible defects, and provide a clear rating system ranging from "good" to "urgent repairs needed". This means you get a straightforward red, amber, or green traffic light rating for each major element of the property, making it easy to understand which issues require immediate attention and which are less urgent.

Given the predominant housing stock in OL11 4, where 43.1% of properties are terraced houses and 33.3% are semi-detached, our surveyors pay particular attention to common issues found in these property types. Over 78% of homes in this area were built before 1980, meaning they are likely to have original features that may need updating, including plumbing, electrical systems, and insulation. We have inspected hundreds of properties in the Wardle and Smallbridge areas, giving us invaluable experience in identifying the specific defects that affect local housing stock.

The survey also includes a thorough assessment of the property's exterior, including walls, brickwork, and render. In Rochdale, red brick is the dominant construction material, with stone also present in older properties built before the 20th century. Our inspectors understand how these materials behave in the local climate and can identify signs of deterioration that might be missed by an untrained eye. We check for cracking in brickwork, spalling (where the face of bricks crumbles), and movement that might indicate subsidence or structural issues.

Additionally, we assess the property's thermal efficiency and provide comments on potential improvements that could reduce your energy bills. Many older properties in OL11 4 lack modern insulation standards, and identifying these gaps early can help you budget for future upgrades. Our report includes a market valuation and an insurance rebuild cost, giving you a complete picture of the property's worth and the potential cost of any necessary repairs.

• Roof and chimney inspection
• Walls and brickwork assessment
• Damp and timber decay detection
• Electrical and plumbing visible components
• Thermal efficiency comments
• Property valuation
• Foundation and ground floor assessment
• Window and door condition check
• Garages and outbuildings (where accessible)

The geology of Rochdale and the wider Greater Manchester area presents specific challenges that our surveyors are trained to identify. The region is characterised by Carboniferous rocks, primarily sandstones, mudstones, and shales, with superficial deposits often including glacial till (boulder clay). This clay-rich soil can cause shrink-swell movement, which affects foundations, particularly if trees are nearby or drainage is poor. Our surveyors inspect foundation walls and look for signs of subsidence or heave that might indicate ground movement, especially in properties with large trees in the garden or those built on sloping ground near the River Roch valley.

Flood risk is another consideration in the Rochdale area. Parts of OL11 4 are near the River Roch and its tributaries, meaning our surveyors check for signs of previous flooding and assess the property's vulnerability to water damage. Surface water flooding is also a concern in urban areas like Rochdale, particularly during heavy rainfall when drainage systems can become overwhelmed. We look for water marks, damaged plaster at low levels, and ask about any history of flooding. If the property is in a high-risk area, we will recommend further investigations and may suggest checking the Environment Agency flood maps.

Given Rochdale's coal mining history, particularly in areas to the east and south of the borough, our surveyors recommend that buyers in OL11 4 consider obtaining a mining report to check for potential subsidence from past workings. While OL11 4 is not in the most intensive historical mining area, this extra due diligence can provide and protect your investment. Mining reports are relatively inexpensive and can reveal past mining activity that may affect the stability of the property.

The most common defects we find in OL11 4 properties include rising damp caused by damaged or missing damp-proof courses, particularly in Victorian terraced houses with solid walls. Roof deterioration is frequently identified, with slipped slates, broken tiles, and failed pointing common in properties over 50 years old. Outdated electrical wiring, including rubber and lead-sheathed cables that were standard before the 1970s, poses a safety risk and will be highlighted in our report. Timber defects such as woodworm and wet rot are found in many older properties, particularly in floor joists, roof timbers, and window frames where water ingress has occurred.

• Rising damp and penetrating damp
• Roof slate/tile deterioration
• Outdated electrical wiring (rubber/lead sheathed)
• Timber defects and woodworm
• Poor insulation in older properties
• Surface water and fluvial flood risk
• Subsidence from mining activity
• Cracking in brickwork from settlement