RICS Level 2 Survey Oldham

Our inspectors examine all accessible areas of the property, including the roof space (where safe and accessible), walls, floors, windows, doors, and bathrooms. We assess the condition of the building's structure, looking for signs of damp, rot, subsidence, or structural movement. In Oldham, where a significant proportion of housing stock dates from the Victorian and Edwardian periods, our surveyors pay particular attention to the common issues affecting older properties. We understand that a property on Yorkshire Street will present very different challenges compared to a 1970s semi-detached in Shaw.

The survey includes a thorough evaluation of the property's services, such as electrical wiring, plumbing, and heating systems. We check for potential fire hazards, unsafe electrical installations, and plumbing defects that could pose risks or require immediate attention. For properties in areas with clay-rich soil, such as those near the Pennine foothills around Uppermill and Dobcross, we specifically look for signs of subsidence or heave that can affect foundations. Our surveyors are trained to identify the subtle signs of ground movement that might be missed by a less experienced eye.

Our Level 2 survey provides traffic light ratings for each element of the property, clearly indicating where repairs are urgent, where future maintenance should be planned, and where no issues were found. We also provide market valuation and insurance rebuild costs as part of the standard report, giving you a complete picture of the property's worth and any potential financial implications. This valuation data is particularly valuable in Oldham's current market, where property values have been rising steadily and accurate assessments can help with mortgage financing.

• Structural walls and foundations
• Roof structure and covering
• Damp proof course and ventilation
• Windows, doors, and joinery
• Plumbing and electrical systems
• Insulation and energy efficiency

Oldham has seen considerable new housing development in recent years, with new build properties averaging £343,000, representing a 10% increase over the past twelve months. Active developments include Radclyffe Green in OL9 9QR offered by Keepmoat Homes, Southmere in OL4 2DG from Bellway, and Highfield in OL8 2AP by Taylor Wimpey. While these modern properties may seem like safer bets than older housing, our Level 2 Survey still adds significant value by identifying construction defects, snagging issues, and problems with fixtures and fittings that builders may not have addressed.

Many buyers assume new builds come with guarantees that protect them from defects, but these warranties often have limitations and exclusions. Our thorough inspection examines the quality of workmanship and materials, checking that windows and doors function correctly, that plumbing and electrical installations meet current standards, and that the general construction meets expectations. With the average new build in Oldham costing £343,000, identifying even minor defects before completion can save you considerable expense and frustration down the line.

We also check that the property's energy efficiency meets expected standards and that insulation has been installed correctly. Poor insulation can lead to condensation problems, mould growth, and unexpectedly high heating costs. Our surveyors have seen numerous new build properties where insulation has been poorly fitted or missing entirely in certain areas, issues that may not be apparent to the untrained eye but will show up clearly in our detailed report.

Oldham's housing stock presents unique challenges that our surveyors are trained to identify. The borough has a high proportion of Victorian and Edwardian terraced properties, particularly in areas like Greenacres, Moorside, and the town centre. These older homes frequently suffer from rising damp, particularly where original damp proof courses have failed or were never installed. Our inspectors use their expertise to assess the extent of damp penetration and recommend appropriate remedies. We've found that properties on streets like Manchester Street and Yorkshire Street commonly exhibit damp issues due to their age and the original construction methods used.

Roof conditions are another common concern in Oldham's older properties. Many Victorian terraces feature slate roofs that, while durable, can develop slipped tiles, deteriorated pointing, and failing lead flashings over time. Our surveyors carefully examine roof spaces where accessible, looking for signs of water ingress, timber decay, and inadequate insulation that could lead to condensation problems. In some properties, we've found that original roof timbers have been weakened by decades of exposure to moisture, creating potential structural concerns that need immediate attention.

The presence of clay soils in parts of Oldham, particularly in areas bordering the Pennines, can create shrink-swell movement that affects foundations. Properties in areas like Uppermill, Dobcross, and the higher ground towards Shaw and Crompton may show signs of subsidence or wall movement. Our inspectors look for cracking patterns, door and window sticking, and other indicators of structural movement that could signal foundation issues. The clay-rich geology in these areas means that properties can be affected by seasonal moisture changes, causing foundations to move slightly over time.

Given Oldham's history as a coal mining centre, properties in certain areas may have underlying mine workings that could affect ground stability. While our visual survey can identify signs of movement that might relate to mining activity, we always recommend obtaining a Coal Mining Report for properties in the former mining areas. This additional search provides specific information about historical mining beneath the property and can reveal risks that would not be apparent from a visual inspection alone.

• Rising damp in solid wall construction
• Roof slate deterioration and slipped tiles
• Subsidence related to clay soils
• Outdated electrical installations
• Timber decay and woodworm
• Wall tie failure in cavity walls
• Mining-related ground instability

Oldham contains several designated conservation areas, including parts of the town centre, Uppermill, Dobcross, and Delph, where properties are subject to stricter planning controls. If you're considering purchasing a property within one of these areas, it's worth understanding that alterations and repairs may require listed building consent or planning permission from Oldham Council. Our surveyors are familiar with the types of issues that affect properties in conservation areas, from original features that need careful maintenance to the implications of modern improvements on historic buildings.

The borough also has numerous listed buildings, ranging from former mills and civic buildings to churches and historic houses. These properties often require specialist surveys beyond the standard RICS Level 2, as their construction and maintenance requirements differ significantly from modern properties. A Level 3 Building Survey is generally more appropriate for listed buildings, as it provides the detailed analysis needed to understand the implications of any defects and the costs associated with maintaining historically significant features. Our team can advise you on whether a Level 2 or Level 3 Survey would be more suitable for your particular property.

Properties in conservation areas may also be subject to Article 4 Directions that remove certain permitted development rights, potentially affecting what alterations you can make in the future. Our surveyors will note any visible signs that might indicate such restrictions, though we always recommend checking with Oldham Council's planning department for definitive information about specific properties. Understanding these restrictions before purchase can prevent costly surprises later and help you make an informed decision about the property's suitability for your planned use.

Your RICS Level 2 Survey report uses a standardised format that makes it easy to compare the condition of different elements within the property. Each section receives a rating from our surveyor - red for urgent issues requiring immediate attention, amber for defects that need repair but aren't urgent, and green for areas with no significant issues. This traffic light system allows you to quickly identify the most important problems and prioritise any negotiations with the seller accordingly.

The report also includes a current market valuation, which is based on our surveyor's analysis of comparable properties in the Oldham area and current market conditions. This valuation can be useful for mortgage purposes and for assessing whether the asking price reflects the property's true worth. Additionally, we provide an insurance rebuild cost, which is the estimated cost of rebuilding the property if it were destroyed - important information for your buildings insurance provider.

If our survey identifies issues that require further investigation, we'll clearly recommend this in the report. For example, if we find signs of subsidence, we'll recommend engaging a structural engineer to assess the foundations. If we discover evidence of Japanese knotweed or other invasive species, we'll advise on the appropriate specialist treatment. Our goal is to ensure you have all the information you need to make an informed decision about your property purchase.