RICS Level 2 Home Survey in S65 Rotherham

The RICS Level 2 Home Survey is specifically designed for properties of conventional construction, typically built after 1900 with standard foundations and traditional brick or blockwork walls. In the S65 area, this description applies to the majority of housing stock, from attractive 1930s semi-detached properties in Moorgate and Kimberworth to the newer builds at developments like Poppy Fields in Ravenfield. Our surveyor visually inspects all accessible areas of the property, including the roof space where safe access permits, the external walls, windows, doors, floors, and plumbing and electrical installations where visible. We examine the condition of damp-proof courses, the integrity of window frames and door joinery, and the overall structural integrity of the building.

The survey format employs a clear traffic light rating system that immediately indicates the condition of each major element: red for urgent issues requiring immediate attention, amber for defects that need negotiating on price or further investigation, and green for satisfactory condition. Our detailed report explains these ratings in plain English, supported by photographs and specific recommendations for any remedial work needed. For properties in S65 situated near the River Don or River Rother corridors, particular attention is given to flood risk indicators and any existing flood damage that may have affected the property. We note the condition of flood barriers, the height of door thresholds relative to neighbouring ground levels, and any visible signs of previous water ingress.

Many properties in the Rotherham area were constructed during the 1930s building boom, and these older homes frequently present characteristic issues that our surveyors know precisely how to identify. These include deteriorating roof coverings with missing or damaged tiles, rising damp due to missing or failed damp-proof courses, timber defects such as rot in window frames and door surrounds, and outdated electrical installations that may not meet current safety standards. The Level 2 survey identifies these problems comprehensively and provides estimated costs for repairs, enabling you to renegotiate the purchase price if significant defects are discovered during our inspection.

• Roof structure and covering
• Walls, chimneys, and damp-proof course
• Windows, doors, and joinery
• Floors, stairs, and ceilings
• Bathrooms and kitchen fittings
• Plumbing and water supply
• Electrical systems (visual inspection)
• Garages and outbuildings

The housing stock in S65 Rotherham presents several recurring issues that our Level 2 surveys frequently identify, and understanding these common defects helps you know what to expect from your survey report. One of the most prevalent problems in older properties is dampness, which manifests as black mould on walls, musty odours, and deteriorating plaster or wallpaper. Properties built before cavity wall construction typically lack adequate damp-proof courses, and the proximity of the River Don and River Rother can exacerbate penetrating damp issues in properties with damaged or weathered external walls. In some cases, we find inadequate ventilation that contributes to condensation problems, particularly in properties with single-glazed windows and solid external walls.

Roof condition represents another significant area of concern across the S65 housing stock. Many 1930s and post-war properties feature roofs that are approaching or have exceeded their expected lifespan, with tiles becoming brittle, mortar deteriorating between ridge tiles, and flashing around chimneys developing cracks. Our surveyors inspect systematically for missing or cracked tiles, sagging rooflines, damaged flashing around chimneys, and signs of past or present leaks that may have caused damage to ceiling joists or rafters. In some properties, particularly those with convertible roof spaces, inadequate insulation is also noted, which can affect energy efficiency and lead to condensation problems during winter months. The cost of replacing a roof can be substantial, so identifying these issues before purchase allows you to budget accordingly or negotiate with the seller.

Electrical systems in properties built before the 1990s often require updating to meet current regulations, and our survey flags any visible concerns with the consumer unit, wiring condition, or socket locations that may present safety hazards. We note the type of wiring present (for example, older round-core cable that may be reaching the end of its service life), the condition of the consumer unit, and whether residual current devices (RCDs) are fitted. While we do not carry out detailed electrical testing, our visual inspection identifies obvious deficiencies that warrant further investigation by a qualified electrician before completion.

The geological conditions in parts of South Yorkshire mean that clay soils are prevalent, and these are susceptible to shrink-swell movement depending on moisture levels. This ground movement can cause structural issues in properties with shallow foundations, appearing as cracks in walls, uneven floors, or doors and windows that no longer close properly. Our surveyors are trained to identify these signs and assess whether they indicate minor settlement typical of a property's age or more serious structural concerns requiring further investigation. We measure crack widths, note their locations and patterns, and assess whether they follow characteristic subsidence or settlement patterns. For properties in flood-risk areas near the River Don corridor, we also check for evidence of previous flooding, water damage to fixtures and fittings, and the condition of any existing flood mitigation measures installed by previous owners.