RICS Level 2 Survey in S35 2

Our RICS Level 2 Survey provides a thorough visual inspection of all accessible areas of the property. We check the condition of the walls, roof, floors, windows, doors, and plumbing and electrical systems. The survey identifies any significant defects, potential risks, and legal issues that might affect the property's value or safety. In the S35 2 area, our inspectors are particularly experienced with the local housing stock, which predominantly consists of semi-detached properties (around 43% of the housing stock) and terraced homes (around 28%).

Given that a substantial proportion of properties in this area are over 50 years old, our inspectors pay particular attention to common issues found in older construction. This includes checking for signs of damp (rising or penetrating damp), assessing the condition of roofs and flashings, and evaluating whether outdated electrical systems meet current safety standards. The local geology, which includes clay soils with moderate to high shrink-swell risk, means we also carefully examine foundations and look for signs of subsidence or movement. We have seen numerous properties in this area affected by the reactive clay soils, particularly those with mature trees nearby.

Many properties in the S35 2 area were built using traditional construction methods, with solid wall construction common in properties built before the 1920s and cavity wall construction prevalent in those built afterwards. Our surveyors understand these construction methods and know how to identify the specific defects that affect each type. We also check for the presence of asbestos-containing materials, which may be present in properties built before 2000, particularly in textured coatings, insulation boards, and pipe lagging. Where we suspect asbestos, we will note this in our report and recommend a specialist asbestos survey.

The survey report includes a clear condition rating system (1, 2, or 3) for each element inspected, making it easy to understand which issues require urgent attention and which are more minor. We provide practical advice on any necessary repairs and estimated costs, so you can factor these into your decision or negotiate with the seller. Our reports are designed to be actionable, giving you clear guidance on what to do next.

• Wall condition and structural integrity
• Roof covering and flashing
• Damp and timber condition
• Electrical and plumbing systems
• Windows, doors, and joinery
• Foundations and ground condition

The S35 2 area features a diverse range of property types built across different periods, each with its own construction characteristics. The predominant housing stock consists of semi-detached properties (approximately 43%) built primarily during the post-war period (1919-1980), when Sheffield expanded significantly to accommodate a growing population. These properties typically feature cavity wall construction with red brick external walls and pitched roofs covered with either slate or clay tiles. Understanding these construction methods helps our surveyors identify the most common defects and provide accurate advice.

Terraced properties (around 28% of housing stock) in the S35 2 area were often built earlier, with many dating from the late 19th and early 20th centuries. These may have solid brick walls rather than cavity walls, which can present different challenges in terms of damp resistance and insulation. The older terraced properties in particular may lack adequate damp-proof courses, and our inspectors always check for signs of rising damp in these properties. The solid wall construction also means that thermal efficiency may be lower, which is worth considering from both a comfort and energy cost perspective.

Detached properties in the area, while representing around 22% of the housing stock, often have larger roof spaces and more complex roof structures. These properties may have original slate roofs that are now reaching the end of their useful life, and our surveyors pay particular attention to the condition of roof timbers, checking for signs of woodworm or rot that can compromise structural integrity. The larger footprint of detached properties also means that drainage systems are more extensive, and we inspect gullies, gutters, and downpipes carefully for signs of blockage or deterioration.

Foundations in the S35 2 area are typically traditional strip foundations, though older properties may have shallower foundations that can be more susceptible to movement. Given the clay geology underlying much of the area, our inspectors always look for signs of subsidence or heave, particularly where properties have mature trees nearby. The shrink-swell behaviour of clay during wet and dry seasons can cause foundation movement, and while often minor, this can lead to significant structural issues over time.

The S35 2 area is situated in a part of Sheffield that has a complex geological history, with the underlying geology consisting of Carboniferous rocks including sandstone, mudstone, siltstone, and coal seams from the Coal Measures. This geological background presents several considerations for property buyers. The presence of clay soils in particular means that properties may be affected by shrink-swell ground movement, where the volume of the soil changes depending on moisture content. This can cause foundations to move slightly over time, potentially leading to structural issues that our surveyors know to look for.

Historical coal mining activity in the broader S35 area is another important environmental factor. While many of the mines have been closed for decades, the legacy of mining can include potential for ground instability from old mine workings or shafts. Some properties in the S35 2 area may be built on or near former mine workings, and while our visual inspection can identify signs of mining-related subsidence such as characteristic cracking or ground movement, we always recommend that buyers consider a formal mining search as part of their due diligence. This provides additional reassurance and helps identify any specific risks that may affect the property.

Flood risk in the S35 2 area is generally low from rivers and the sea, but surface water flooding can be a concern, particularly in low-lying areas or near watercourses during heavy rainfall. Our surveyors note any indications of previous flooding or drainage issues, and we check that guttering and drainage systems are functioning properly. The gradient of the land in certain parts of the area can also affect how water flows across or away from properties, and we take this into account during our inspection.

The Sheffield area, including S35 2, is generally considered to be in a low to moderate risk area for radon gas. While this is reassuring, some properties may still have elevated radon levels, particularly those with certain types of construction or those built on particular ground conditions. Our report will include information about radon risk and recommend testing if appropriate, especially for properties with sealed foundations or limited ventilation in basement or ground floor areas.

Based on our experience surveying properties across the S35 2 area, we frequently encounter several recurring issues. Damp problems are perhaps the most common, affecting both older properties with solid walls and those with failed damp-proof courses. Properties built before 1980 often lack adequate damp-proofing, and the local climate can exacerbate these issues. Our inspectors use moisture meters and thermal imaging to identify hidden damp that might not be visible to the untrained eye. We have seen numerous cases where penetrating damp has been caused by failed external render, damaged mortar joints, or missing roof tiles allowing water ingress.

Roof condition is another frequent area of concern. Many properties in this area have roofs that are 50+ years old, and while regular maintenance can extend their life, we often find slipped tiles, damaged flashings, and deteriorating felt. In some cases, roof timbers show signs of woodworm or rot, particularly where ventilation has been poor. Our surveyors will physically access the roof where safe and practical, or use drones for higher properties. We have inspected many properties where the original roof covering has exceeded its expected lifespan, and replacement is likely to be required within the next few years.

The presence of clay soils in the S35 2 area means that subsidence and heave are genuine considerations, particularly for properties with shallow foundations or those with mature trees nearby. The shrink-swell behaviour of clay during wet and dry seasons can cause movement, and while often minor, this can lead to significant structural issues over time. Our inspectors look for signs of cracking, uneven floors, and door alignment issues that might indicate structural movement. We have surveyed properties where trees planted too close to the house have caused foundation movement, sometimes requiring significant underpinning works.

Outdated electrical wiring and plumbing systems are commonly found in properties built before the 1980s. These systems often do not meet current safety standards and may require upgrading. We check the condition of consumer units, wiring, and plumbing fixtures, and note any deficiencies that should be addressed by qualified electricians and plumbers. Additionally, we frequently find inadequate insulation in older properties, particularly in loft spaces and solid walls, which can significantly affect energy efficiency and heating costs.

• Rising damp and penetrating damp
• Roof deterioration and leaks
• Subsidence or structural movement
• Outdated electrical wiring
• Timber decay and woodworm
• Poor insulation in older properties