RICS Level 2 Survey in OL2 7 Shaw

Our RICS Level 2 Survey provides a thorough inspection of all accessible areas of the property. Our inspectors examine the roof structure, walls, floors, doors, and windows, assessing both the interior and exterior condition. We check for signs of damp, rot, timber defects, and structural movement that could indicate underlying problems. The survey also includes an evaluation of the property's services, such as electrics, plumbing, and heating, identifying any items that do not meet current safety standards.

Given the age of many properties in the OL2 7 area, our surveyors pay particular attention to common issues found in older housing stock. Properties in Shaw and Crompton often date from the Victorian and Edwardian periods, meaning we specifically look for problems associated with solid wall construction, outdated electrical systems, and aging roof coverings. We also assess the condition of any outbuildings, garages, and the general grounds of the property. Our inspectors are trained to recognise the specific characteristics of traditional Manchester brickwork and local stone facades, understanding how these materials perform in the local climate.

The Level 2 survey produces a detailed report with clear traffic light ratings, indicating the condition of each element inspected. Our report includes practical advice on any urgent repairs needed and estimates of likely costs for addressing significant defects. This information proves invaluable when negotiating the purchase price or requesting that the seller carry out repairs before completion. We provide clear guidance on prioritising issues, separating those that are immediately concerning from those that may require attention over the coming years.

During our inspection, we systematically examine every accessible element of the property. This includes the loft space where we assess the condition of roof timbers, insulation, and any signs of past or present leaks. We inspect the foundations and external walls for evidence of movement or cracking. Inside, we look at the condition of plasterwork, floors, and joinery. We also test a sample of windows and doors to ensure they function properly and assess the condition of seals and hinges.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows and doors
• Damp and rot assessment
• Electrical systems
• Plumbing and heating
• Outbuildings and grounds
• Loft space and insulation
• Drainage and guttering

Our experience surveying properties in OL2 7 and the surrounding OL2 postcode area has identified several recurring issues that buyers should be aware of. The predominant construction material in this part of Oldham is red brick, with many properties featuring stone facades or details. While these traditional materials are generally durable, they can suffer from deterioration over time, particularly where mortar pointing has failed or where there has been movement. We frequently see properties where the original lime-based mortar has eroded, allowing water penetration and accelerating brickface weathering.

Damp problems rank among the most common issues we find in older Shaw properties. Rising damp occurs where the original damp-proof course has failed or was never installed, while penetrating damp often affects properties with degraded roof coverings or damaged pointing. Our surveyors use their expertise to assess the severity of any damp issues and determine whether they are likely to be resolved with simple remedial work or require more extensive intervention. We use moisture meters and thermal imaging equipment to identify damp that may not be visible to the untrained eye, ensuring you get a complete picture of the property's condition.

The age of the housing stock in OL2 7 means that electrical wiring in many properties will not meet current regulations. We routinely identify outdated consumer units, lack of earthing, and old wiring that requires upgrading. Similarly, plumbing systems in older properties often consist of galvanised steel pipes that have corroded internally, reducing water pressure and quality. Our survey highlights these issues so you can factor them into your renovation budget. Many Victorian and Edwardian properties in the area still have their original lead water supply pipes, which can affect water quality and represent a health concern.

Roof condition is another significant consideration in this area. Many Victorian and Edwardian properties feature original slate roofs that, while durable, will have reached an age where regular maintenance is required. We commonly find slipped tiles, deteriorated mortar on ridge tiles, and issues with valley gutters that can lead to leaks if not addressed. The complex roof profiles common on period properties, with their multiple hips and valleys, require particular attention as these are often the first areas to develop problems. Our survey provides a clear assessment of the roof's condition and remaining lifespan.

Foundation movement is a concern in parts of OL2 7 due to the clay-rich soils that characterise the region. During periods of dry weather, trees and shrubs close to the property can draw moisture from the soil, causing it to shrink. Conversely, waterlogging from poor drainage can cause the clay to swell. This cyclical movement can lead to subsidence or settlement cracks in the walls. Our inspectors are experienced in identifying the signs of movement, including crack patterns that indicate different types of structural stress, and will recommend appropriate action.

• Mining subsidence risk
• Damp and condensation
• Outdated electrical systems
• Roof deterioration
• Foundation movement on clay soils
• Timber rot and woodworm
• Pointing and mortar decay
• Windows and joinery deterioration

The OL2 7 property market has shown varied performance across different sub-postcodes in recent years. Overall, the broader OL2 postcode area has seen prices increase by 1% over the last year and 9% above the 2023 peak of £219,360. However, individual sub-areas within OL2 7 have experienced significantly different trends, with some showing strong growth while others have seen modest declines. Understanding these local variations can help you make informed decisions about your property purchase in the Shaw area.

Properties in OL2 7TH have performed exceptionally well, with prices rising 80% on the previous year and now 110% above the 2006 peak. This sub-postcode, which covers a specific area of Shaw, has seen significant price appreciation as buyers recognise the value in this part of the market. Similarly, OL2 7RD has seen a 29% increase year-on-year, reflecting strong demand for properties in this part of OL2 7. The growth in these areas suggests that buyers are confident in the long-term prospects of the Shaw property market.

Not all parts of OL2 7 have seen such strong growth, however. OL2 7BU has experienced an 8% decline, highlighting the importance of understanding local conditions before making a purchase decision. These variations underscore why a professional survey is valuable across all price points and property types. Even in areas experiencing price growth, the condition of individual properties can vary significantly, making a thorough inspection essential regardless of market conditions.

The mix of property types in OL2 7 influences both pricing and the type of survey needed. Detached properties command the highest average price at £263,350, followed by semi-detached at £244,844. Terraced properties average £152,247, while flats average £140,238. Each property type comes with its own set of typical defects and maintenance concerns that our surveyors are trained to identify. For example, detached properties may have more complex roof structures, while terraced houses may share structural elements with neighbouring properties.