RICS Level 2 Survey in S20 (Sheffield)

The RICS Level 2 Home Survey, formerly known as the HomeBuyer Report, provides a thorough assessment of a property's condition without the exhaustive detail of a full structural survey. Our chartered surveyors visually inspect all accessible areas of the property, including the roof space (where safe and accessible), external walls, windows, doors, damp proof courses, and critical services. The report uses a clear traffic light rating system to indicate conditions ranging from "good" through to "urgent repairs needed," helping you understand exactly what you are buying and at what cost.

For properties in S20, our survey addresses the specific risks associated with local construction types. The area's predominantly red brick housing, built between the 1950s and 1970s, often features cavity wall construction with concrete tiled roofs. These properties commonly show signs of wear in roof coverings, deterioration of pointing, and issues with gutters and downpipes that can lead to penetrating damp. Our surveyors specifically check for these defects, which are prevalent in the Halfway and Waterthorpe areas where post-war housing dominates.

The Level 2 survey also includes a market valuation and an insurance rebuild cost assessment. With detached properties averaging £356,862 and semi-detached homes at £229,088 in S20, having an accurate valuation protects you from overpaying. The rebuild cost figure is particularly important for buildings insurance purposes and ensures your policy adequately covers the cost of rebuilding should the worst occur.

Properties in S20 span multiple construction eras, from pre-1919 buildings in Mosborough Village with solid brick walls and slate roofs, through to inter-war and post-war housing with cavity wall construction, through to modern developments built within the last 20 years. This variety means our surveyors must adapt their inspection approach for each property, identifying era-specific defects and common problems. We check that older properties have adequate damp proof courses, verify that mid-century cavity walls are properly insulated, and ensure new builds meet current building regulations.

• Visual inspection of all accessible areas
• Identification of defects and maintenance issues
• Traffic light condition ratings
• Market valuation and rebuild cost assessment
• Advice on urgent repairs and further investigations
• Professional, RICS-compliant report format

Properties in the S20 area exhibit several recurring defect patterns that our surveyors are trained to identify. Damp problems feature prominently, particularly in the older solid brick properties found in Mosborough Village and around the conservation area. Rising damp occurs when the damp proof course has failed or was never installed, while penetrating damp often results from damaged render, blocked gutters, or deteriorating window seals. Our survey includes thorough damp testing using moisture meters to identify the extent and cause of any dampness detected.

Roof condition represents another significant concern across the housing stock. Many properties built between 1945 and 1980 feature concrete tiles that become porous over time, leading to slipped tiles, degraded felt, and timber rot in rafters and battens. Our surveyors inspect roof slopes from ground level and within accessible loft spaces, noting any signs of water staining, daylight penetration, or compromised structural timbers. Properties in the S20 area frequently require roof repairs or renewal within 5-10 years of construction age.

Electrical and plumbing systems in pre-1980s properties often fall below current regulations. Consumer units may lack modern RCD protection, wiring may be outdated with deteriorating insulation, and plumbing may feature old galvanised pipes prone to internal corrosion and reduced water pressure. We highlight these issues in our report and recommend further inspection by qualified electricians and plumbers before completion.

Asbestos-containing materials (ACMs) remain a concern in properties built before 2000. Textured coatings on ceilings and walls, pipe lagging in heating systems, and garage roofs may all contain asbestos. Our surveyors identify suspected ACMs and recommend safe management or removal by licensed contractors. Given that a significant proportion of S20 housing stock exceeds 50 years of age, this represents a genuine risk that buyers should understand before completing their purchase.

• Rising and penetrating damp
• Roof tile slip and felt degradation
• Subsidence and foundation movement
• Outdated electrical wiring
• Timber rot and woodworm
• Asbestos-containing materials

The S20 area sits within the historic South Yorkshire coalfield, meaning some properties may have underlying mining legacy issues. While major mining operations have long ceased, residual risks include shallow mine workings that could cause ground instability, potential mine gas emissions, and historic mine shafts. Properties in areas like Mosborough and older parts of Halfway are most likely to fall within zones of former mining activity. There are 22 listed buildings in the S20 area, including one at Grade II*, indicating the historical significance of certain properties and the need for careful inspection.

Our surveyors are trained to identify visual indicators of mining-related problems, including unusual ground settlement, cracking patterns consistent with ground movement, and ventilation or water issues that might suggest mine gas or water ingress. We do not carry out invasive ground investigations, but we note any concerns in the report and recommend a Con29M mining search or detailed geotechnical survey where appropriate. For properties in high-risk areas, this additional research provides essential protection against unexpected ground stability issues.

The underlying clay geology compounds the ground movement risk. Clay soils shrink during dry periods and swell when wet, causing foundations to move and potentially leading to subsidence or heave damage. Properties with trees planted near the building, particularly in clay soil areas, face heightened risk as tree roots extract moisture and cause ground shrinkage. Our surveyors examine external walls for cracking, check door and window operation, and assess the property's relationship to nearby trees and vegetation. The superficial deposits in S20 often include till (boulder clay) and alluvium along river valleys, which contribute to the shrink-swell behaviour that affects foundations.