RICS Level 2 Homebuyer Survey in ST3 1 Stoke-on-Trent

Our RICS Level 2 Survey provides a detailed visual inspection of all accessible areas of the property. We examine the roof space where accessible, checking for damaged tiles, proper flashing, and signs of past or current leaks. In ST3 1 properties, roof conditions are a frequent concern, with older roofs showing wear from decades of exposure to the local weather patterns. Our inspectors lift hatch covers where safe to do so and use torches to examine rafters, joists, and any visible insulation. We pay particular attention to chimneys, which are common on period properties in the area, checking for damaged brickwork, unstable flues, and deteriorated lead flashing that could allow water penetration.

The survey includes a thorough assessment of walls, both external and internal. We look for signs of movement, cracking, damp penetration, and structural defects. Given that many properties in ST3 1 were built on ground with Coal Measures geology, our inspectors pay particular attention to signs of subsidence or heave, which can manifest as diagonal cracking near windows and doors or doors that no longer close properly. We also examine the condition of pointing, brickwork, and render, noting any areas of deterioration that may require immediate attention or future maintenance. The characteristic red brickwork found on many Stoke-on-Trent homes can suffer from frost damage and salt erosion, particularly on north-facing elevations that remain damp for extended periods.

We inspect all visible and accessible plumbing and electrical systems, noting their general condition and any obvious defects or outdated installations. Many homes in Stoke-on-Trent still contain original wiring from the mid-20th century, which may not meet current safety standards. Our report will flag any consumer unit issues, exposed wiring, or configurations that warrant further investigation by qualified electricians or plumbers. We check the condition of visible pipework, looking for signs of corrosion, leaks, or outdated materials such as lead pipes or galvanised steel that may still be present in older properties.

The survey also covers floors, ceilings, windows, and doors, providing a comprehensive overview of the property's condition. We assess floor levels and feel for any soft spots that might indicate joist deterioration or subsidence issues. We examine window frames for rot, particularly in timber sash windows common to Victorian and Edwardian properties, and check that glazing is intact and seals are functioning. We include an Energy Efficiency Certificate (EPC) data review as standard, helping you understand the home's current energy performance and potential improvement costs.

• Roof structure and covering
• Walls and structural elements
• Damp and timber condition
• Plumbing and electrical basics
• Windows, doors, and joinery
• Grounds and external areas

Damp is one of the most frequently identified issues in ST3 1 property surveys. The combination of older property stock, sometimes dated ventilation systems, and the local climate creates conditions where rising damp, penetrating damp, and condensation can all occur. Our inspectors use moisture meters to assess wall moisture levels and identify areas where damp proof courses may be failing or where remedial works are needed. Properties with solid walls are particularly susceptible to condensation issues, especially in rooms with limited ventilation. The clay-rich geology underlying much of ST3 1 can also contribute to damp problems by preventing effective groundwater drainage away from foundation walls.

The geological conditions beneath ST3 1 properties require particular attention during surveys. The area sits on Carboniferous rocks including Coal Measures, with overlaying glacial till deposits that contain significant clay content. This clay-rich soil is prone to shrink-swell movement depending on moisture levels, which can cause structural movement in properties. Additionally, Stoke-on-Trent's legacy of coal mining means some areas may have increased risk of ground instability. Our surveyors are trained to look for the tell-tale signs of subsidence or heave, including crack patterns in brickwork and distorted window frames. We will check for any evidence of past movement and assess whether any cracks appear to be active or historical.

Timber defects are another common finding in ST3 1 surveys, particularly in properties with older timber frame elements or that have suffered from prolonged damp issues. Woodworm activity, wet rot, and dry rot can all compromise the structural integrity of timber elements if left untreated. Our survey includes a visual assessment of accessible timber, including floor joists in accessible roof spaces and any visible timber framing. Where significant timber issues are suspected, we recommend further investigation by a specialist timber treatment contractor. The exposed position of many properties on the hillier parts of ST3 1 can also lead to increased wind-driven rain penetration, which may exacerbate timber decay in external elements.

Roof conditions vary significantly across ST3 1's housing stock. While some properties have been re-roofed in recent years with modern concrete or clay tiles, others retain original slate or tile coverings that may be approaching the end of their serviceable life. Our inspectors assess the general condition of roof coverings, noting slipped or broken tiles, damaged flashing around chimneys and valleys, and any signs of past or current leakage into the roof space. Many properties in the area also have flat roof extensions to rear additions, which commonly require more frequent maintenance and may show signs of deterioration or ponding water.