RICS Level 2 Survey Colton, Lichfield

We carry out a RICS Level 2 HomeBuyer Survey with a close visual check of every accessible part of the property, from the roof space, where safe access is possible, through to walls, floors, windows, doors and damp-proof courses. The surveyor looks at the fabric of the building, picks out any visible defects on the day, and considers what has caused them, how serious they are and what the likely fix will be. Each issue is given a clear priority rating, so it is easy to see what needs urgent attention and what can simply be watched for now.

Colton has a lot of older homes built in traditional red brick with slate or clay tile roofs, so our surveyors keep a sharp eye on the problems that tend to crop up in that type of stock. The local Mercia Mudstone geology brings its own risks too, especially shrink-swell movement in clay soils, which can trigger structural movement over time. Our inspectors are used to spotting subsidence, settlement and ground instability that a casual glance would miss, yet could lead to sizeable repair bills if they are left alone.

We also include a market valuation and an insurance rebuild cost assessment, both of which are useful when you are sorting buildings insurance or going back on the price if serious defects come to light. In Colton, where the average detached property commands prices around £526,250, having the right valuation and rebuild figure helps protect your finances throughout the purchase.

Inside and out, we check the property and record the condition of walls, roofs, foundations and the main building elements. Windows and doors are examined for their operation and condition, plumbing and electrical installations are assessed where they can be seen, and drainage systems and gutterwork are reviewed too. We also look at any outbuildings, garages and site boundaries, so you get a fuller picture of the property’s condition.

• Visible signs of damp and timber decay
• Roof condition and covering integrity
• Wall structure and crack assessment
• Windows, doors, and joinery condition
• Plumbing and electrical visible defects
• Drainage and gutter assessment
• Site boundaries and outbuildings

Red brick construction is the norm across Colton, much like much of Staffordshire’s older housing stock. This solid wall form, usually found in properties built before the 1920s, relies on load-bearing brick walls. It gives good thermal mass, but once the original lime mortar pointing starts to fail it can become prone to damp penetration. Our surveyors know these buildings well and understand what matters when checking them for defects.

After the 1920s, cavity wall construction became the standard in the Colton area, with two separate brick leaves split by an air gap to improve weather resistance and thermal efficiency. Even so, many of these homes still lack modern insulation, which is both a defect point and a chance for future improvement. Our survey identifies the construction type and notes any related defects or recommendations.

In Colton, roofs are usually pitched, with timber trusses and either slate or clay tiles depending on age and the original build specification. Victorian and Edwardian properties often have decorative clay tile patterns, while inter-war houses commonly use machine-made tiles. We inspect all accessible roof spaces and check the condition of rafters, joists and any insulation that is in place.

The Colton housing market has seen prices fall by approximately 1.1% over the last 12 months, and terraced properties have posted the sharpest drop at 1.9%. In a market like that, professional survey advice matters more than ever, because it helps you avoid paying over the odds for a home with hidden defects. Our RICS Level 2 survey gives you the backing to discuss repairs or revise your offer where needed.

Many Colton homes are likely to be over 50 years old, so a Level 2 survey tackles the defect types most often found in older stock. Rising damp from failed or missing damp-proof courses, roof deterioration affecting tiles and flashings, timber rot in window frames and floor joists, and outdated electrical installations that may no longer meet current safety standards all fall into that bracket. Catching those problems before completion can save you from repair bills that run into thousands of pounds.

With detached properties in Colton averaging £526,250, this is a major purchase and one that deserves proper due diligence. A RICS Level 2 survey usually costs between £400 and £700, which is less than 0.2% of the property value. That small outlay can uncover defects that justify a much bigger price reduction, or flag issues serious enough to make you think again about proceeding at all.

Traditional red brick homes in Colton are usually durable, but they can still suffer from defects our surveyors see often. Penetrating damp is common where mortar pointing has worn away over decades of Staffordshire weather. Winter freeze-thaw cycles make the damage worse, letting water in and causing internal damp patches, damaged plaster and compromised insulation. We check walls inside and out, and note where repointing or tanking may be needed.

Roof condition is another area where Colton properties often throw up findings. Many homes still have original slate or clay tile coverings that have already gone beyond their expected lifespan, so cracked or slipped tiles, failed flashings around chimneys and valleys, and tired ridge tiles turn up regularly. Those issues allow water through, which can damage rafters and ceiling joists beneath and lead to serious rot if they are not dealt with quickly. We inspect accessible roof spaces too, checking insulation levels and ventilation, both of which affect energy efficiency and condensation risk.

The local geology brings its own set of challenges, and our survey deals with them in a structured way. Mercia Mudstone, the main rock type in the Colton area, has a high clay content that expands and contracts as moisture levels change. That shrink-swell behaviour can move foundations, especially where properties were built with shallow foundations typical of their era. We look for diagonal cracks at corners, dropped door frames and movement patterns that suggest ground instability. Homes with large trees close by get extra attention, since roots can draw moisture from clay soils and speed up subsidence in dry spells.

For Colton properties built before the 1980s, electrical and plumbing defects come up often in our survey findings. Rewireable fuse boards, aluminium wiring connections, and original plumbing made from galvanised steel or lead pipes all need attention. Those systems are not just a safety concern, they can also influence insurance premiums and mortgageability. We set out the issues and explain the remedial work needed to bring installations up to current standards.