RICS Level 2 Survey in OL2

Our RICS Level 2 Survey provides a thorough inspection of the main structural elements and condition of the property you are considering purchasing in the OL2 area. The surveyor will examine the walls, roof, floors, doors, and windows, as well as the building's services including electrics, plumbing, and heating systems. We assess the general condition of the property and highlight any defects that may affect the value or require immediate attention. The survey includes a traffic light rating system that clearly indicates the condition of each inspected element, from green (no action required) to red (urgent repair needed).

In the OL2 area, where many properties were built using traditional solid wall construction with brick or local gritstone, our surveyors pay particular attention to the condition of external walls and any signs of movement or damp penetration. We inspect roofing materials, which in older properties are typically slate or clay tiles, checking for missing or slipped tiles, defective flashing, and the condition of roof timbers. Given the local geology around Shaw and Crompton, which features clay soils with moderate to high shrink-swell potential, we specifically look for signs of subsidence or ground movement that could indicate underlying structural issues.

The inspection also covers the property's services and drainage systems. Our surveyors will visually inspect the consumer unit (fusebox), wiring condition where accessible, and plumbing pipework. We check the condition of gutters and downpipes, which in the tree-lined avenues of areas like Thornham and Stalyfold can become blocked with leaves and debris. The report will flag any obvious defects or areas where we recommend further investigation by a qualified electrician or plumber.

• External walls and fabric
• Roof structure and covering
• Damp and moisture assessment
• Electrical and gas services
• Windows, doors, and joinery
• Floors and staircases
• Drainage and gutters
• Basements and foundations

Based on our extensive experience surveying properties throughout Shaw, Crompton, and the wider OL2 postcode, we regularly encounter several recurring issues that affect homes in this area. Damp problems are among the most common findings, particularly in older properties with solid wall construction that lacks modern cavity insulation. Rising damp can affect properties where the original damp proof course has failed or was never installed, while penetrating damp often appears in properties with damaged pointing, defective gutters, or porous brickwork. Given the area's relatively high rainfall, these issues can worsen over time if not properly addressed.

Roof defects are another frequent discovery during our surveys in OL2. Many properties in the area feature slate or clay tile roofs that are now over 50 years old, and it's common to find missing or slipped tiles, deteriorated pointing to ridge tiles, and worn or perished roof felt. Flashing around chimneys and roof windows is often found to be defective, which can lead to water penetration and subsequent damage to internal finishes. Our surveyors also check the condition of gutters and downpipes, which can become blocked with moss and debris, leading to overflow and water damage to walls.

Electrical and plumbing issues are commonly identified in properties across OL2, particularly those built before the 1970s. Many older homes still have original electrical wiring that does not meet current regulations and may not have been updated for decades. Similarly, lead or galvanised steel pipes, which were commonly used in properties built before the 1960s, can be nearing the end of their service life and may be contributing to low water pressure or quality issues. Our Level 2 Survey includes a basic assessment of these services, and we will recommend a qualified electrician or plumber to conduct more detailed inspections where necessary.

The local geology around OL2, which includes clay soils and the area's historic coal mining activity, means that we pay particular attention to signs of subsidence or structural movement. While minor cracking in older properties is often just evidence of age and settlement, more significant cracks or patterns of movement can indicate problems with the foundations, particularly in properties built on the clay soils that characterise much of the Shaw and Crompton area. Where we identify concerns, we will recommend further investigation by a structural engineer.

Flood risk is another consideration in certain parts of OL2. Areas close to the River Beal and other smaller watercourses that run through the district may have a higher risk of flooding. There are also areas within OL2 identified as having medium to high risk of surface water flooding, particularly in low-lying areas or where drainage systems may be overwhelmed during heavy rainfall. Our surveyors will note any visible signs of previous flooding or water damage and advise on the availability of flood risk assessments.

The OL2 area includes parts of the Shaw and Crompton district, which features designated conservation areas that protect the historical character of the town centre and surrounding residential areas. Properties within or adjacent to the Shaw and Crompton Town Centre Conservation Area are subject to stricter planning controls, and any alterations or extensions may require listed building consent or planning permission from Oldham Council. Our surveyors are familiar with the architectural features that define these protected areas, including the original mill buildings, stone terraced houses, and historic public buildings.

There are also listed buildings scattered throughout the OL2 area, including historical farmhouses, former mill buildings, and significant public buildings that date back to the textile industry era. Properties that are listed buildings or located within conservation areas often require more detailed surveys, and we may recommend a RICS Level 3 Building Survey for these properties to provide a more comprehensive assessment of their condition. This is particularly important for older properties where original features such as timber beams, stone flags, or traditional windows may require specialist maintenance advice.