RICS Level 2 Survey Overton, Wrexham

The RICS Level 2 Survey provides a thorough inspection of the property's condition, focusing on the main structural elements and any significant issues that might affect the building's value. Our surveyors examine the roof structure, walls, floors, windows, doors, and key fixtures, producing a detailed report that categorises issues by severity - from urgent defects requiring immediate attention to matters that should be monitored over time. We use a clear condition rating system that makes it easy to understand which issues need urgent remediation and which are minor matters for future consideration.

Properties in Overton present particular considerations due to the local geology and construction methods. The area sits on glacial till (boulder clay) over Carboniferous Coal Measures, which can cause shrink-swell movement affecting foundations, particularly in older properties with shallow footings. Our surveyors are experienced in identifying signs of subsidence or heave that may be present in properties throughout the village, especially those near the River Dee flood plain or on the slopes surrounding the village centre. We examine exterior walls for cracking patterns that might indicate ongoing movement and assess whether any structural issues are active or historic in nature.

The local building materials also influence what our surveyors examine during the inspection. Many properties in Overton feature traditional red brick construction with slate or clay tile roofs, and our surveyors understand how these materials perform in the local climate. We check for deterioration of slate tiles, which can be common in properties exposed to the prevailing weather, and we assess the condition of brickwork, looking for signs of frost damage, salt efflorescence, or mortar erosion that can indicate ongoing deterioration. Properties with original timber windows, common in pre-war housing, receive particular attention as these often require renovation or replacement.

• Roof and loft structure inspection
• Wall condition and crack assessment
• Damp and moisture detection
• Electrical and plumbing overview
• Window and door operation checks
• Thermal insulation evaluation

Overton's housing stock is remarkably diverse, with approximately 25-30% of properties dating from before 1919, particularly around the historic village centre and within the Conservation Area near St Mary's Church. These older properties often feature traditional solid wall construction, original slate roofs, and local sandstone or red brick facades. While characterful, they can harbor hidden issues such as failing damp-proof courses, outdated electrical systems, or timber decay that only becomes apparent through a professional survey. Our inspectors have extensive experience assessing these older properties and know exactly what to look for when examining traditional construction methods.

The significant proportion of post-war housing built between 1945 and 1980 (around 30-35% of the local stock) presents its own considerations. Many of these properties were constructed with cavity wall techniques that may have been installed to lesser standards than modern requirements, and their original timber windows, roofing, and plumbing systems are now reaching an age where deterioration becomes common. Our Level 2 Survey identifies these issues comprehensively, giving you leverage in price negotiations or providing the confidence to proceed with your purchase. We check the condition of original doors and windows, assess the roof covering, and examine the condition of plumbing and electrical installations that may be reaching the end of their serviceable life.

Newer properties on developments like Maes-y-Rhedyn and The Pastures benefit from modern construction techniques, but even new builds can have defects that a survey will uncover. Our inspectors check that the property has been completed to acceptable standards, identifying any snagging issues that the developer should address before you move in. Properties on these newer developments typically fall in the £230,000 to £450,000 price range, and a survey provides valuable documentation of any defects that need to be remedied under the build warranty. We have surveyed numerous properties on these developments and understand the common issues that arise with new construction in this area.

The location of Overton-on-Dee along the River Dee also brings specific considerations for property buyers. Properties in lower-lying parts of the village or those adjacent to the river and its tributaries may be at risk of fluvial flooding, and our surveyors note any visible signs of water ingress or flood damage. We can also advise whether a separate flood risk assessment would be advisable for properties in higher-risk areas. Additionally, the underlying geology of glacial till (boulder clay) means that properties with shallow foundations may be susceptible to ground movement, particularly during prolonged dry or wet periods. Our survey includes assessment of the foundations and exterior walls for any signs of this type of movement.

Our experience surveying properties throughout Overton and the surrounding Wrexham area has identified several recurring issues that buyers should be aware of. Damp problems are particularly common in the older housing stock, where original damp-proof courses may have failed or been breached by later alterations. Properties near the River Dee and in lower-lying parts of the village can also experience penetrating damp due to water ingress through walls or foundations. We use moisture meters and thermal imaging equipment to detect damp that might not be visible to the naked eye, ensuring a comprehensive assessment of the property's condition.

The local geology presents another significant consideration. Properties built on the clay-rich glacial till are susceptible to shrink-swell movement, where the soil expands and contracts with moisture changes. This can cause foundations to shift, leading to cracking in walls, particularly in properties built before modern deep foundations became standard. Our surveyors know exactly what signs to look for and can assess whether any movement is active or historic. We examine crack patterns in brickwork, look for signs of door and window sticking, and assess the overall structural integrity of the property to identify any concerns related to ground movement.

Roof conditions are a frequent finding in our surveys, particularly for properties with original slate or tile coverings that have reached the end of their expected lifespan. We inspect the roof structure from both inside the loft space and from ground level, looking for slipped or broken tiles, damaged flashing, and signs of past or current leakage. Many properties in Overton still have original roof coverings that, while historically appropriate, may no longer provide adequate weather protection. Our reports detail the condition of the roof and provide recommendations for any repairs or replacement that may be needed.

Electrical and plumbing systems in older properties often require attention, with many homes built before modern standards having outdated wiring that does not meet current regulations. We provide a visual overview of the electrical consumer unit, wiring, and plumbing installations, identifying any obvious safety concerns or systems that appear to be reaching the end of their serviceable life. While we do not carry out detailed testing, our survey will flag any obvious deficiencies that should be investigated by a qualified electrician or plumber before you complete your purchase.

• Rising and penetrating damp
• Roof tile/slate deterioration
• Subsidence or structural movement
• Outdated electrical wiring
• Timber rot and woodworm
• Defective gutters and drainage