RICS Level 2 Survey in Sharlston

Our RICS Level 2 HomeBuyer Report provides a thorough inspection of the property's condition, covering all major structural elements and building components. The survey includes a detailed assessment of the walls, roof, floors, doors, and windows, along with the condition of plumbing, electrical installations, and damp proofing measures. We examine the exterior of the property, including gutters, fascias, and brickwork, checking for signs of movement, deterioration, or water damage that could indicate underlying problems. Our inspectors also assess the condition of any outbuildings, garages, and the general grounds of the property, ensuring you have a complete picture of what you're purchasing.

The report uses a clear traffic light rating system to highlight defects based on their severity, making it easy to understand which issues require immediate attention and which are minor cosmetic concerns. Red-rated defects are serious issues that affect the property's value or safety, amber ratings indicate defects that should be repaired soon, and green ratings confirm that no issues were found. Each defect includes a clear explanation of what the problem is, why it matters, and what repairs might cost. This straightforward approach helps you prioritize the remedial work that's needed and negotiate effectively with the seller if serious issues are identified.

For properties in Sharlston, our surveyors pay particular attention to issues common in the local housing stock. The area has a significant number of properties built during the inter-war and post-war periods, which often feature solid brick walls, original timber joinery, and older roofing materials. These properties commonly suffer from dampness due to the lack of modern damp-proof courses, outdated electrical systems that may not meet current regulations, and roofing defects caused by age and weather exposure. Our local experience means we know exactly what to look for and can spot problems that a less experienced inspector might miss. We understand how Sharlston's geology and history affect property conditions, and we apply this knowledge to every survey we conduct.

The Level 2 survey also includes a market valuation and an insurance rebuild cost assessment, which are particularly useful for mortgage purposes and for understanding your potential exposure to future costs. We check all accessible areas of the property, including lofts (where safe access is possible), under-floor voids, and service cupboards. While we don't move furniture or lift carpets, our visual inspection is comprehensive enough to identify the vast majority of defects that would be material to your purchasing decision. If we find anything that requires further investigation, we clearly flag this in our report so you can arrange specialist inspections before completion.

• Wall condition and structural movement
• Roof covering, flashing, and chimneys
• Dampness and timber decay
• Windows, doors, and joinery
• Plumbing and water systems
• Electrical installation condition
• Floor structures and foundations
• External areas and boundaries

Properties in Sharlston face several area-specific challenges that our surveyors are trained to identify. The geology beneath Sharlston consists primarily of coal measures with significant deposits of sandstone, mudstone, and shale, overlain by glacial till or boulder clay in many areas. This clay-rich soil creates a moderate to high shrink-swell risk, meaning foundations can move as the soil moisture levels change throughout the year. This movement can lead to subsidence or heave, particularly in properties with shallow foundations or those with large trees nearby. Our surveyors inspect all external walls for signs of cracking or movement that might indicate foundation problems, and we note any trees or vegetation that could be contributing to soil movement.

The predominant building material in Sharlston is brick, often red brick reflecting the area's industrial heritage. Many older properties feature solid brick walls without cavity construction, which can be more susceptible to damp penetration and heat loss. Roofing materials vary across the village, with older properties typically featuring slate or clay tiles, while post-war properties often have concrete tile roofs. Our surveyors inspect all roof types, checking for slipped tiles, damaged flashing, deteriorated pointing, and signs of past or active leaks. We also examine the condition of chimney stacks, which are common on older Sharlston properties and can be a source of water ingress if not properly maintained.

Surface water flooding affects parts of Sharlston, particularly in low-lying areas or near drainage systems and watercourses such as Sharlston Brook. While not at high risk from river flooding, properties in certain locations may be vulnerable to surface water accumulation after heavy rainfall. Our survey includes observations on the property's flood risk and advice on any protective measures that may be appropriate. We also check for evidence of previous flooding or water damage in the property, looking for tide marks, warped flooring, or other indicators that water has entered the building in the past. This information is crucial for properties in the lower-lying parts of Sharlston near the brook.

Electrical and plumbing systems in properties built before the 1980s frequently require attention. Wiring installed during the mid-twentieth century often uses colours and materials that no longer meet current regulations, and consumer units may lack modern safety features like RCD protection. Similarly, original plumbing systems may feature galvanized steel pipes that have corroded internally, reducing water pressure and increasing the risk of leaks. Our survey reports on the condition and safety of these essential services, flagging any work that would be required to bring them up to modern standards. We also check for evidence of recent DIY work, which may not have been carried out by qualified tradespeople and could present safety risks.

According to the 2021 Census, Sharlston ward has a population of 3,923 across 1,659 households. The housing stock distribution shows 26.5% detached properties, 39% semi-detached, 27% terraced, and 7.5% flats. This mix of property types means that our surveyors encounter a wide variety of construction methods and potential issues. looking at a Victorian cottage near the village centre or a modern detached home on one of the new developments, we have the expertise to identify any problems. The ward's housing stock reflects its mining heritage, with many properties built to house mine workers in the early to mid-20th century.

Sharlston has seen several new housing developments in recent years, offering modern homes with contemporary construction and new build warranties. At The Avenue on Sharlston Common, Harron Homes offers 3, 4, and 5-bedroom detached and semi-detached homes with prices starting from £299,995. Sharlston Grange on Weeland Road, developed by Avant Homes, features 3 and 4-bedroom homes from £269,995, while The Poplars also on Weeland Road from Strata Homes offers similar sized properties at competitive prices. These modern developments represent a significant portion of recent property sales in the area and appeal to families looking for new construction in a village setting.

Even new properties benefit from a Level 2 survey, as our inspectors can identify defects in construction, snagging issues, and any problems with fixtures or fittings that may not be apparent to the untrained eye. While new build properties come with warranties from the developer or NHBC, these warranties don't cover all defects and may have limitations. Our independent survey provides you with a professional assessment of the property's condition before you complete, giving you leverage to request corrections from the developer. Common issues we've found in new builds include minor construction defects, poor finishing, and problems with windows, doors, and sanitaryware that the developer should rectify before completion.

The construction methods used in these new developments differ significantly from the older housing stock in Sharlston. Modern properties typically feature cavity wall construction, UPVC windows, and concrete tiled roofs, along with modern electrical and plumbing systems. While these properties are generally in good condition, our survey still provides valuable and ensures you're aware of any issues before you move in. We check that the property has been built in accordance with relevant building regulations and identify any work that may need attention. For buy-to-let investors, a Level 2 survey on a new build property also provides documentation of the property's condition at the time of purchase, which can be useful for insurance purposes.