RICS Level 2 Survey in TF1 5 Telford

Our RICS Level 2 survey provides a thorough inspection of the property's visible and accessible elements. We examine the walls, roof, floors, windows, doors, and plumbing and electrical installations where it is safe and possible to do so. The survey includes a detailed condition rating system that highlights issues from "not inspected" through to "urgent repairs needed," helping you prioritise any work that may be required. Our inspectors use thermal imaging cameras where accessible to identify areas of heat loss or potential damp issues that might not be visible to the naked eye.

In TF1 5, we frequently encounter issues common to both newer and older properties in the area. Given Telford's history as a new town developed from 1968 onwards, many properties here fall into the 40-60 year age bracket where certain defects become more prevalent. We check for signs of movement or subsidence, which can be a concern in areas with underlying mining history from the Shropshire Coalfield, and we assess the condition of roof coverings, damp proof courses, and windows that may be showing their age. Our experience in the area means we know that properties in certain streets may have specific issues related to their original construction.

The survey report includes clear, jargon-free explanations of any defects found, with photographs to illustrate the issues. We provide advice on repair options and estimated costs where appropriate, giving you the information needed to make an informed decision about your purchase or to negotiate on the price if significant issues are identified. We include practical guidance on prioritising repairs, separating urgent structural concerns from cosmetic issues that can be addressed over time. This helps you budget appropriately for any work the property may need after completion.

One aspect of our TF1 5 surveys that buyers particularly appreciate is our understanding of the local geology and its implications. Properties in this area may have been built on land with historical mining activity, which can lead to ground movement over time. We know which areas are more likely to have these concerns and include appropriate observations in our reports, flagging any signs of subsidence or structural movement that warrant further investigation by a structural engineer.

• Roof structure and covering
• Walls, foundations and damp proof course
• Windows, doors and joinery
• Plumbing and electrical condition
• Garages and outbuildings
• Thermal efficiency assessment

Your RICS Level 2 survey report uses a clear rating system to categorise the condition of each element inspected. Ratings range from "1" for no repairs currently needed, through "2" for repairs recommended but not urgent, to "3" for urgent repairs that require immediate attention. Elements that could not be inspected are rated "NI" (not inspected) with an explanation of why. This straightforward system helps you quickly identify which issues need urgent attention and which can be planned for over the coming months or years. We find that buyers appreciate this clarity, especially when comparing properties or negotiating with sellers.

In TF1 5 properties, we commonly find issues relating to the age and construction type of the housing stock. Many properties built during Telford's expansion in the 1970s and 1980s may now be showing signs of age-related wear. Roof coverings, particularly flat roofs on extensions, often require attention, and windows and doors in properties of this era may be reaching the end of their serviceable life. We also frequently identify issues with original damp proof courses that may have failed over time, especially in properties where ground levels have been altered through landscaping or driveway installations.

The report also includes an assessment of the property's energy efficiency, which is increasingly important for buyers concerned about running costs and environmental impact. While this is not a full EPC assessment, it highlights areas where improvements could be made to the insulation, heating, and glazing that could reduce energy bills. Given current energy costs, this information is particularly valuable for buyers in TF1 5, where many properties were built with the energy efficiency standards of their era rather than modern requirements. We often identify single-glazed windows, inadequate insulation in roof spaces, and older heating systems that could be upgraded to improve the property's thermal performance.

• Clear condition ratings for every element
• Photographs of defects and concerns
• Estimated repair costs and priorities
• Energy efficiency observations
• Legal considerations and recommended searches

Our experience surveying properties across TF1 5 has given us valuable insight into the specific issues that affect homes in this area. One of the most common problems we encounter is related to the age of the housing stock. Many properties in Ketley and Hadley were built in the 1970s and 1980s during Telford's initial expansion, meaning they are now reaching the 40-60 year mark where various building elements start to require attention. Flat roofs, which were popular on extensions during this period, frequently show signs of deterioration, with blistering, ponding water, and failed felt being typical findings.

Another issue we regularly identify in TF1 5 properties is damp penetration, particularly in properties where the original damp proof course may have been compromised or where wall ties in cavity brickwork have corroded. We frequently recommend further investigation into penetrating damp in properties with rendered external walls, especially where the render has cracked or been damaged. The clay soil common in parts of Shropshire can also cause foundation movement, leading to cracking in walls and doors that no longer close properly. While usually not serious, these issues need to be documented and understood by buyers.

Windows and doors in properties built during the new town development period often show their age, with rotten timber frames, failed seals in double-glazing units, and draughty inefficient installations being common findings. We assess the condition of all windows and doors, noting any that require immediate repair or replacement. In our experience, many TF1 5 buyers are surprised by the extent of repairs needed to bring older windows up to modern standards of thermal efficiency and security.