RICS Level 2 Survey in OL4 3 Oldham

Our RICS Level 2 surveys provide a thorough inspection of the property's accessible areas, identifying defects that affect value or safety. We examine the walls, roof, floors, windows, doors, and built-in fixtures, producing a detailed report that highlights issues ranging from minor maintenance needs to serious structural concerns. Our surveyors move through every room systematically, checking behind furniture where accessible and examining the full envelope of the building.

The survey includes a market value assessment and rebuild cost calculation, which is useful for insurance purposes. We also flag any urgent defects that require immediate attention, giving you leverage in price negotiations or the opportunity to walk away if serious issues are discovered. The condition ratings we provide (1, 2, or 3) give you a clear at-a-glance understanding of each issue's severity, with Category 2 defects requiring urgent attention and Category 3 indicating serious defects that warrant significant concern.

In OL4 3, where properties sit on Carboniferous geology with glacial till deposits, our surveyors pay particular attention to signs of subsidence or movement. The area's mining history also means we note any features that might indicate former coal workings, recommending further investigations where appropriate. We specifically examine external walls for cracking patterns, check internal plaster for signs of movement, and assess whether previous owners have attempted to hide defects with cosmetic repairs.

The Level 2 survey also includes an assessment of the property's energy efficiency as part of our general condition review. While this differs from a full EPC assessment, we will note obvious areas of heat loss, outdated heating systems, or single-glazed windows that could significantly impact your energy bills. Many properties in the OL4 3 area still retain original single-glazed windows, and we highlight these as potential areas for future investment.

• Structural walls and foundations
• Roof covering and condition
• Damp and timber rot
• Windows and doors
• Plumbing and electrical overview
• Boundary and outbuildings
• Market value assessment
• Rebuild cost for insurance

Properties in OL4 3 face several typical problems that our Level 2 surveys frequently identify. The older housing stock, much of which was built before 1919, often lacks modern damp-proof courses, leading to rising damp in ground floor walls. We've surveyed properties on West Street and Queen Street where rising damp has been present for years, damaging plasterwork and creating unhealthy living conditions. Penetration damp is also common, particularly in properties with aging roof coverings where slipped tiles or defective flashing allow water ingress.

The glacial till underlying much of the Oldham area presents a moderate to high shrink-swell risk. During periods of drought followed by heavy rain, clay soils expand and contract, potentially causing foundation movement and cracking in walls. Our surveyors examine properties for signs of this type of movement, including diagonal cracks around windows and doors. We've seen properties where mature trees close to the building have drawn moisture from the clay, causing seasonal ground movement that manifests as cracking that appears and disappears throughout the year.

Timber defects are another frequent finding in OL4 3. Many properties retain original timber suspended floors, which can suffer from woodworm or wet rot if ventilation is poor or dampness is present. We inspect accessible timber for signs of decay, providing you with an assessment of any remedial work needed. We've found severe woodworm infestations in floor joists that had gone unnoticed for decades, with some cases requiring structural engineer involvement before the floors were safe.

Surface water flooding affects some areas of OL4 3, particularly in low-lying pockets where drainage systems struggle during heavy rainfall. Our surveyors note the topography of the site and surrounding land, identifying properties that may be at risk. We have surveyed properties in areas near the River Medlock where surface water flooding has caused damage in the past, and we recommend appropriate flood risk checks as part of your due diligence.

• Rising and penetrating damp
• Roof tile slippage and felt deterioration
• Diagonal cracking from foundation movement
• Woodworm in floor joists
• Outdated electrical wiring
• Surface water flooding in low-lying areas
• Issues with original single-glazed windows
• Defective or missing damp-proof courses