RICS Level 2 Survey Lichfield

Book a Level 2 Survey in Lichfield and our inspector will carry out a detailed visual inspection of every accessible part of the property. That means the roof structure, where it is safe to reach, along with walls, floors, ceilings, doors and windows, plus any extensions or conservatories and the building’s overall structural integrity. We look at the fabric of the home and point out anything that needs attention, from missing roof tiles on period houses to the kind of uPVC problems we often see in newer developments across the city.

We focus our report on the issues that matter most in Lichfield. The city has a strong stock of Victorian and Edwardian homes, especially around Stowe, Christchurch, and the historic core, where we often come across rising damp caused by the lack of modern damp-proof courses, original timber sash windows that need restoring, and ageing chimneys. Outbuildings, garages, and any boundary walls or fences included in the sale are checked too, which matters on the larger gardens found in places such as St. John's and Brough Park.

Services are included in the survey, so we look at gas, electric, water and drainage systems, although this is a visual inspection rather than a full services test. Our surveyor flags obvious defects, safety concerns, and anything that may need specialist investigation before you move ahead. At the end of the report, we give a clear market valuation and an insurance rebuild figure, which is especially useful in Lichfield where property values have risen by over 2% in the past year and the real market position matters when you negotiate.

We also inspect the land around the property, including hard landscaping, driveways and retaining walls. In Lichfield, many homes have mature gardens dating back to the Victorian era, so we pay close attention to garden walls, which can suffer from movement and damp penetration. Trees near the house are noted as well, since they may have an effect on structural integrity, something that is particularly relevant in areas like Stowe and Brough Park where mature trees are common. Any concerns are picked out clearly through our traffic-light condition rating system.

• Roof structure and covering
• Walls, chimneys, and damp assessment
• Windows, doors, and joinery
• Floors, ceilings, and stairs
• Services (gas, electric, water, drainage)
• Outbuildings and boundaries
• Grounds and retaining walls

Surveying across Lichfield has shown us a number of regular issues that buyers should keep in mind. The city's sizeable Victorian and Edwardian housing stock, especially in areas such as Stowe, Christchurch, and around the city centre, often shows rising damp because modern damp-proof courses are missing. These period properties also commonly have original timber sash windows that may need restoration rather than replacement, so the character and value of the home can be kept while draughting issues are dealt with.

Mid-twentieth-century properties, which are common in residential areas like Leomansley and Boley Park, often have concrete roof tiles that may be nearing the end of their life and should be checked for signs of deterioration. On top of that, the spread of Lichfield through new developments in places such as Fradley and along the A38 corridor has brought in modern timber-frame construction methods that need a different approach to inspection, especially at junction details and where building elements meet. Our surveyors know these build types well and understand what to look for.

Flat roof sections on extensions and garages come up often in our Level 2 surveys across Lichfield, and the Staffordshire climate makes them vulnerable to weathering and water ingress. Our surveyors give these areas close attention, along with the condition of render on external walls, which can crack and allow damp penetration in homes of all ages. Anything we identify is flagged in the report, with clear recommendations for repair or further specialist investigation.

In the WS13 and WS14 postcode areas, local geology and soil conditions regularly create issues for us to assess. Parts of Lichfield sit on clay soils that expand and contract with changes in moisture, and that can affect foundation stability, particularly in older properties where the original foundations may not meet modern standards. Our surveyors look for signs of subsidence or movement linked to these ground conditions, and where needed we recommend further investigation by a structural engineer. This is especially relevant where mature trees are nearby, since root systems can worsen clay shrinkage.

Window joinery is another area that needs careful checking in Lichfield, both in period homes and modern ones. Victorian and Edwardian sash windows may look attractive, but they often suffer from rotten timber, failed putty and poor draught-proofing, all of which affect comfort and energy efficiency. Some of the uPVC windows fitted during the 1990s and 2000s are now showing failures in their seals and hardware. Our survey gives a full assessment of every window type, so you can see the maintenance needs and likely costs for each property.