RICS Level 2 Survey in Owston

The character of Owston, with its designated Conservation Area and concentration of Listed Buildings including the Grade I Church of All Saints and Grade II* Owston Hall, means that many properties here carry significant historical and architectural value. Our inspectors understand how to assess these heritage properties without causing damage, identifying issues that could affect both the structural integrity and the legal obligations that come with owning a listed building. The presence of properties dating back to the 12th and 18th centuries means that traditional construction methods using local brick, stone, and lime mortars are common, requiring specialist knowledge during the inspection process.

The DN6 area has seen considerable new build activity in recent years, with developments such as Hazel Grove in Carcroft offering modern semi-detached homes from £229,999, and new properties along High Street providing options from £189,995. However, even new builds benefit from a Level 2 survey, as our inspectors can identify construction defects, snagging issues, or problems with insulation and energy efficiency that may not be apparent during a casual viewing. The mix of old and new construction in the area presents varied challenges that our RICS-qualified surveyors are equipped to handle.

Doncaster's geological profile includes shrink-swell clay soils, which pose a subsidence risk that our surveyors specifically look for during inspections. This is particularly relevant for properties with mature trees or those that have experienced periods of drought. The British Geological Survey identifies clay-rich soils as a significant hazard that can cause heave or subsidence due to changes in moisture content, often exacerbated by tree root systems drawing water from the ground. Properties with large trees close to foundations in the Owston area require particularly careful examination during our surveys.

Additionally, while Owston itself sits in a lower flood risk zone compared to other parts of Doncaster, our inspectors check drainage systems and potential water ingress points, especially given the significant flood events that affected neighbouring areas in November 2019 when over 700 homes in Doncaster were flooded, particularly in Bentley and Fishlake. The wider Doncaster area carries 10% of Yorkshire's fluvial and tidal flood risk, making drainage assessment an important part of our survey process even for properties in relatively lower-risk locations like Owston village.

• Traditional brick and stone construction
• Properties over 50 years old
• New build developments
• Conservation Area and Listed Buildings

Our experience surveying properties throughout the DN6 area has revealed several recurring issues that buyers should be aware of. Dampness ranks among the most common problems, particularly in older properties where original damp-proof courses may have failed or been bridged over time. The traditional brick construction found in many Owston homes, while historically appropriate, can be susceptible to penetrating damp through aging mortar joints, especially during the wet Yorkshire winters. Our inspectors use moisture meters and thermal imaging to identify damp issues that might not be visible to the untrained eye.

Roof defects are another frequent finding, with missing or broken tiles, deteriorating ridge mortar, and inadequate insulation common in properties over 30 years old. Given Owston's mix of older properties and relatively recent new builds, we see everything from original clay tiles showing age to modern roofing materials that may have been installed without proper attention to flashing details. The extreme weather conditions experienced in South Yorkshire, including heavy rainfall and frosts, accelerate the deterioration of roofing materials, making regular inspection essential.

Electrical systems in period properties often require particular scrutiny, as many homes still contain original wiring that does not meet current safety standards. Our surveyors check consumer units, wiring condition, and the presence of earthing and bonding. With properties in Owston ranging from historic farmhouses to Victorian terraces, we frequently encounter electrical installations that would fail today's safety requirements. The presence of older fuse boards with replaceable fuse wire, rather than modern circuit breakers, is a common finding that requires updating.

The clay soils underlying much of Doncaster mean that subsidence and movement-related defects receive careful attention during our inspections. We look for cracking patterns, door and window binding, and uneven floors that might indicate ground movement. Properties with large trees close to foundations require extra scrutiny, as root systems can draw moisture from clay soils, causing shrink-swell related movement. Our reports provide specific guidance on any structural concerns and recommend whether further specialist investigation is needed by a structural engineer.

Timber defects including rot and woodworm infestation are particularly problematic in properties with poor ventilation or persistent damp issues. The combination of Yorkshire's damp climate and older properties that may lack modern damp-proofing creates ideal conditions for timber decay. We inspect all visible and accessible timber elements including floor joists, roof timbers, and window frames, noting any signs of active infestation or past damage that may require treatment.

• Rising and penetrating damp
• Roof tile damage and ridge deterioration
• Outdated electrical wiring
• Subsidence and structural movement
• Timber rot and woodworm
• Inadequate insulation