RICS Level 2 Survey in Staffordshire Moorlands

The RICS Level 2 Homebuyer Survey is specifically designed for conventional properties in reasonable condition. Our inspectors examine the main accessible elements of the property, including the roof structure, walls, floors, windows and doors, and the condition of key services such as plumbing and electrical installations. We assess both the interior and exterior of the building, looking for defects that might affect the value or safety of the property. Every inspection follows the RICS professional standard, ensuring consistency and reliability in our findings.

In Staffordshire Moorlands, where approximately 70-75% of properties were built before 1980, our surveyors frequently encounter issues common to older housing stock. These include deteriorating roof conditions on period properties, damp problems arising from failed damp-proof courses, and timber defects such as rot and woodworm infestation. We also check for signs of subsidence or heave, which can be a concern in areas with shrinkable clay geology. Our local knowledge means we know exactly what to look for in properties constructed from local gritstone and red brick.

Following the inspection, you receive a comprehensive report written in clear, jargon-free language. The report highlights any defects found, categorising them by their severity using the RICS condition ratings (1-3) and providing expert guidance on necessary repairs and potential future maintenance costs. This enables you to negotiate with the seller if significant issues are identified, or to budget appropriately for remedial work. We include a market valuation in every Level 2 report, giving you additional context for your investment decision.

Our surveyors also assess the general energy efficiency of the property and note any obvious thermal performance issues. While this is not a full Energy Performance Certificate (EPC), our inspection can identify areas where heat loss is likely, such as uninsulated cavities, single-glazed windows, or inadequate loft insulation. This is particularly relevant for older properties in Staffordshire Moorlands where original features may not meet modern thermal standards.

• Roof structure and covering
• Wall conditions and damp assessment
• Floor and ceiling integrity
• Windows, doors and joinery
• Plumbing and electrical visual inspection
• Thermal performance evaluation
• Outbuildings and boundaries
• Market valuation included

Understanding the local construction methods is essential for accurate property assessment in Staffordshire Moorlands. The predominant building materials include local gritstone, which is particularly characteristic of the area's Victorian and Edwardian buildings, along with red brick that became more common during the twentieth century. Many properties in Leek and Cheadle town centres feature stone facades with rendered elevations, while newer developments use modern brick and render combinations. Our surveyors recognise these construction types and understand how they perform over time in the local climate.

The geology of Staffordshire Moorlands varies significantly across the district, with implications for property condition. Areas underlain by Carboniferous Sandstones and Shales tend to provide stable foundations, while regions with superficial deposits of glacial till (boulder clay) present challenges. Boulder clay is particularly problematic because it is a shrinkable clay that expands when wet and contracts during dry periods. This shrink-swell behaviour can cause foundations to move, leading to subsidence or heave that manifests as cracking in walls and distortion of door and window frames. Our inspectors are trained to identify the signs of such movement.

Flood risk in Staffordshire Moorlands is primarily associated with the River Churnet, River Dove, and their tributaries. Properties in low-lying areas and floodplains face potential fluvial flooding, while surface water flooding can occur in urban areas when drainage systems are overwhelmed during heavy rainfall. We note flood risk in our reports and advise affected property owners on appropriate precautions and insurance considerations. The inland location of the district means there is no coastal flood risk to consider.

The district contains numerous conservation areas, particularly in historic towns and villages such as Leek, Cheadle, and Alton. These areas often have a high concentration of listed buildings, reflecting the rich architectural heritage of the region. Properties in conservation areas may be subject to specific planning constraints, and our surveyors understand how to assess these buildings appropriately. While a Level 2 survey is suitable for many period properties, listed buildings or those with unusual construction may benefit from a more detailed RICS Level 3 Building Survey.

The housing stock in Staffordshire Moorlands presents several recurring issues that our surveyors regularly identify during Level 2 inspections. Properties constructed from local gritstone and red brick, particularly those built before 1919, often suffer from damp problems. Rising damp occurs when physical damp-proof courses fail or were never installed, while penetrating damp results from weather exposure affecting porous wall materials. Condensation is also common, especially in properties with inadequate ventilation, and can lead to mould growth that affects health and damages decorations.

Roof conditions represent another significant area of concern across the district. Many older properties feature original slate or clay tile roofs that have surpassed their expected lifespan. Our surveyors frequently observe slipped tiles, failing mortar pointing, decaying timber rafters, and deteriorated felt underlays. In properties with trees nearby, foliage can cause physical damage and retain moisture, accelerating timber decay. Leadwork around chimneys and valleys is also prone to deterioration and may require attention. We check all accessible roof spaces for signs of leakage and timber defect.

Electrical and plumbing systems in pre-1980s properties frequently require upgrading to meet current safety standards. Many homes still contain outdated consumer units, fabric-covered wiring, galvanised steel pipes, or even lead water supply pipes. These systems pose safety risks and may invalidate building insurance policies. Our surveyors conduct a visual inspection of these services and flag any obvious concerns that require further investigation by qualified electricians or plumbers. We note the age and condition of consumer units, the presence of earth bonding, and the type of wiring visible.

Properties in areas with boulder clay geology may show signs of subsidence or heave, particularly where trees are present close to the property. Clay shrinkage during dry summers followed by expansion during wet winters can cause foundation movement that manifests as cracking in walls, particularly around openings. Our surveyors look for patterns of cracking that may indicate structural movement and recommend further investigation by a structural engineer where appropriate. This is especially relevant for properties in the more rural parts of the district.

• Rising and penetrating damp
• Roof tile slip and deterioration
• Timber rot and woodworm
• Outdated electrical wiring
• Old plumbing systems
• Subsidence on clay soils
• Condensation and ventilation issues