RICS Level 2 Survey in S72 Barnsley

Our RICS Level 2 surveys provide a detailed inspection of the property's condition, focusing on all major accessible areas including the roof, walls, floors, doors, windows, and plumbing and electrical systems. Our chartered surveyor will identify any defects, potential issues, or areas requiring immediate attention, categorising them by severity so you understand which problems are urgent and which can be addressed over time. We use the RICS condition rating system, giving each element a rating from 1 (no repair needed) to 3 (urgent repair required).

In the S72 area, where a significant proportion of properties date from the late 19th and early 20th centuries, our inspectors pay particular attention to common issues found in older housing stock. This includes checking for rising damp, which is prevalent in properties with solid walls or failed damp-proof courses, assessing the condition of older roofing materials, and evaluating timber elements for signs of rot or woodworm infestation. We examine the exterior walls for cracking that might indicate subsidence, particularly in areas with clay soils that are prone to shrink-swell movement.

The survey also includes a thorough assessment of the property's construction and any alterations that may have been made. Given the area's mining heritage, our surveyors are trained to look for signs of subsidence or heave that may relate to historical mining activity or the clay soils common throughout the Barnsley region. We provide clear, jargon-free reports that explain our findings in plain English, helping you make an informed decision about your property purchase. If we identify any concerns related to the mining legacy, we will recommend a separate mining report (Con29M) for more detailed investigation.

Our inspectors also assess the property's exposure to flood risk, particularly for homes near the River Dove and its tributaries. While many properties in S72 are not in high-risk flood zones, we note any indicators of past flooding or drainage issues that could affect the property's long-term stability and habitability. We check guttering, drainage, and the general topography of the site to identify potential water management concerns.

• Roof structure and covering
• Damp and moisture assessment
• Wall condition and cracks
• Windows and doors
• Plumbing and electrical basics
• Floor structures
• Timber elements
• External areas

The housing stock in S72 reflects Barnsley's industrial heritage, with many properties built between 1890 and 1930 during the coal mining boom. These period homes often feature traditional construction methods that, while solid, can present specific challenges. Our surveyors frequently identify damp issues in these older properties, particularly rising damp where damp-proof courses have failed or were never installed, and penetrating damp caused by damaged pointing, defective gutters, or porous brickwork. The solid wall construction common in pre-1900 properties is particularly susceptible to damp penetration, especially during Barnsley's wet winters.

Roof conditions are another common finding in S72 surveys. Properties over 50 years old often show signs of wear to roof coverings, including cracked or missing tiles, deteriorated lead flashings, and damaged ridge tiles. Our inspectors examine these elements carefully, noting any repairs that may be needed and assessing the overall life expectancy of the roof structure. Guttering and downpipe issues are also frequently identified, particularly where cast iron gutters have corroded or plastic systems have become loose or blocked. In properties with slate roofs, we often find slipped tiles or deterioration of mortar bedding that requires attention.

Electrical and plumbing systems in older S72 properties often require attention. Many homes still have original wiring that does not meet current regulations, and consumer units may be outdated or inadequate. We visually check the consumer unit, wiring condition where visible, and the presence of earthing. Similarly, plumbing systems may feature old galvanised pipes that are prone to corrosion and reduced water pressure. Our Level 2 survey includes a visual assessment of these essential services, highlighting any obvious safety concerns or compliance issues that should be addressed by qualified electricians and plumbers.

Properties built before 2000 may contain asbestos-containing materials (ACMs), which our surveyors will flag if identified. These can be found in textured wall coatings, insulation boards, pipe lagging, and old floor tiles. While not always visible, our inspectors are trained to identify potential ACMs and recommend specialist removal by licensed contractors where necessary. The presence of asbestos is common in properties that have not been significantly renovated since the 1970s or 1980s.

• Rising and penetrating damp
• Roof deterioration
• Defective guttering
• Outdated electrical wiring
• Old plumbing systems
• Timber rot and woodworm
• Subsidence indicators
• Asbestos-containing materials

Understanding how properties were built helps explain the defects we commonly find. In S72, red brick is the predominant building material for homes built from the late 19th century onwards, with many Victorian and Edwardian terraces featuring solid brick walls without cavity insulation. Properties from this period often have traditional timber suspended floors, which can be prone to rot and woodworm if damp conditions develop. The local sandstone used in some older properties adds character but can be susceptible to weathering and erosion.

From the early 20th century, cavity wall construction became more common, though many S72 properties still feature solid walls. If you're buying a property built before 1930, that wall insulation may be minimal or absent entirely, affecting energy efficiency. Our surveyors assess the construction type and note any recommendations for improving thermal performance, which can significantly impact your heating costs in Barnsley's variable climate.

Concrete tile roofs are prevalent on properties built from the mid-20th century onwards, while older homes often feature slate or stone tiles. The transition from traditional to modern construction methods means that each property age group presents different defect profiles. Our inspectors tailor their approach based on the property's construction era, focusing on the most likely issues for that building type. Whether your property has traditional lime mortar pointing or modern cement-based renders, we know what to look for.

When you receive your RICS Level 2 HomeBuyer Report, you'll find it organised into clear sections covering each major element of the property. Each defect is given a condition rating: Condition Rating 1 means no repair is currently needed, Condition Rating 2 means repairs are needed but are not urgent, and Condition Rating 3 means urgent repairs or serious issues must be addressed immediately. The report includes full-colour photographs showing the specific defects identified, making it easy to understand exactly what needs attention.

The report also includes a valuation figure and a rebuild cost assessment, which can be useful for insurance purposes. The rebuild cost is particularly important for ensuring you have adequate buildings insurance cover, as underinsuring your property can leave you exposed in the event of a claim. Our valuation figure is based on current market conditions in the S72 area, providing an independent assessment that mortgage lenders can use for their purposes.

If you're buying in the S72 area and the survey reveals significant issues, you have several options. You can negotiate with the seller to reduce the purchase price to cover repair costs, ask the seller to carry out repairs before completion, or in some cases, withdraw from the purchase if the issues are too severe. Our surveyors are happy to discuss their findings with you after you receive the report. We can explain any technical terms, advise on the severity of issues found, and suggest what further investigations might be needed. Whether it's recommending a damp specialist to assess rising damp or suggesting a structural engineer for foundation concerns, we ensure you have the information needed to proceed with confidence.