RICS Level 2 Survey in NG2 Nottingham

Our RICS Level 2 survey looks over the property's accessible areas visually, with our surveyor concentrating on the main structural parts and the places most likely to give trouble. We check the roof, including tiles, slates, flashings and chimneys, and we also assess walls, floors, ceilings, doors and windows. The building's structure is examined for signs of subsidence, settlement or movement that could point to foundation problems common in NG2. We also look for the cracking patterns that suggest different causes of movement, from foundation issues and tree root activity to the shrink-swell behaviour of the clay soils underneath.

NG2 sits on geological conditions that call for care, as Mercia Mudstone underlies much of the area, so our inspectors pay close attention to shrink-swell activity that can affect foundations. The alluvial deposits beside the River Trent can also create variable ground conditions, and our surveyors are trained to spot them. We assess damp-proofing, insulation and ventilation, checking for rising damp, penetrating damp and condensation, all of which crop up quite often in the older Victorian and Edwardian homes across The Meadows and parts of West Bridgford. Many of those period properties were built without modern damp-proof courses, so moisture can creep in, especially at ground floor level.

Building services are part of the survey too, so we review the condition and safety of electrical installations, plumbing and heating systems, plus drainage. Outdated electrics are common in properties built before the 1980s, and we look for older wiring layouts that may bring safety risks. We note the type of consumer unit, whether RCD protection is in place, and the condition of visible wiring. Plumbing gets the same attention, including the presence of lead pipes, old copper that may have corroded, and the central heating system, from boiler to radiators and controls. For homes in flood-risk areas next to the River Trent, we also assess drainage and any visible flood resilience measures that may have been fitted.

Timber is checked for rot, woodworm and any other deterioration that might weaken the property. That means floor joists in accessible sub-floor areas, roof timbers and window frames all get a close look. In older houses with solid brick walls, we pay particular attention to timber lintels above windows and doors, because they can decay without any obvious outward clue. Our surveyors are trained to spot the quieter signs of timber decay that less experienced inspectors might miss, so you get a proper picture of the property's condition.

• Roof structure and covering
• Wall construction and condition
• Foundation and substructure
• Damp and moisture penetration
• Electrical installations
• Plumbing and heating systems
• Windows and doors
• Timber decay and pest damage

Surveying properties across NG2 has thrown up a few recurring issues that buyers should keep in mind. Damp is especially common in the older terraced and semi-detached homes in The Meadows and older parts of West Bridgford, where age, a lack of modern damp-proof courses or poor ventilation can let moisture in. Victorian and Edwardian properties with solid brick walls are particularly prone to rising damp if the original damp-proof course has failed or was never put in. We also often find penetrating damp where mortar pointing has broken down, render has been damaged or roof tiles are missing, allowing water in during heavy rainfall.

The Mercia Mudstone geology beneath NG2 brings a moderate to high shrink-swell risk, especially where the clay content is significant. Ground movement can follow, and that may affect foundations and lead to structural movement in the property. Our inspectors are trained to spot the signs, including cracking in walls, uneven floors and doors or windows that stick. Homes with trees close to the foundations, or poor drainage around them, are especially exposed. We have surveyed several NG2 properties where trees planted too near the building caused serious foundation damage over time, as the clay soil shrank when the trees drew out moisture.

Roof condition is another regular concern in NG2, particularly in the Victorian and Edwardian homes that make up a large part of the housing stock. We often see wear to slate or clay tile roofs, lead flashing and guttering. Many of these period properties also have outdated electrical installations that do not match current safety standards, with old wiring systems needing upgrading. Plumbing in pre-1980s homes often needs replacement as well, because of age, corrosion or old materials such as lead pipes or galvanised steel. We have identified numerous properties where the electrical installation is clearly a fire risk and needs immediate attention from a qualified electrician.

Homes close to the River Trent need extra attention if they sit in flood-risk areas. Places such as The Meadows, Trent Embankment and parts of West Bridgford near the river face a high risk from rivers, and surface water flooding is also a concern in the more urban parts of NG2. Our surveyors assess flood resilience and give suitable recommendations where needed. We look for signs of previous flood damage, the height of internal floors compared with external ground levels, and any flood mitigation measures that may have been installed. Properties in these areas should also think about the availability of building insurance and whether further flood resilience measures may be required.

Because much of the housing in NG2 is older, many homes still have original single-glazed windows, limited loft insulation and dated heating systems. These all have a clear impact on energy efficiency and will show through in the Energy Performance Certificate (EPC) rating. That is not a defect in itself, but it does point to work that may be needed to bring the home up to modern standards and cut energy bills. Our surveyors note the overall energy performance and flag obvious issues that could affect running costs or mean investment is needed soon.