RICS Level 2 Survey in Oldham (OL1)

A RICS Level 2 Survey gives a visual inspection of all accessible parts of the property. Our surveyor checks the walls, roof, floors, windows, doors and built-in fixtures, and notes any defects that could affect value or safety. Findings are set out with a clear traffic light system, so urgent items appear in red, matters that need attention in amber, and acceptable points in green. That makes it straightforward to see what is being bought and where negotiations may need to happen before exchange of contracts.

OL1 contains a sizeable amount of Victorian and Edwardian housing, so our inspectors focus closely on the sorts of issues older homes often present. We look for damp in solid-walled terraces, inspect roof coverings on period houses with original slate, check the stability of load-bearing walls in converted mill buildings, and assess dated electrical installations that may fall short of current regulations. A market valuation is included too, so there is a clear view of whether the asking price matches the property’s true worth in the current OL1 market.

For conventional homes in reasonable condition, our Level 2 Survey is usually the right fit, including terraced houses, semi-detached homes and flats. A larger period property, or one in poor condition with significant defects, may call for a RICS Level 3 Building Survey instead, as that goes further and may involve opening up elements of construction where needed. Whichever route is chosen, we provide plain, jargon-free guidance on condition, so the next step feels much clearer.

• Visual inspection of all accessible areas
• Market valuation included
• Traffic light defect rating system
• Insurance reinstatement calculations
• Advice on urgent repairs and future maintenance

Geologically, Oldham sits on Carboniferous rocks, mainly the Coal Measures, with shales, sandstones and coal seams below ground. For surveys in OL1, that matters, because ground stability and movement can become relevant. Our surveyors are trained to spot signs of instability that may point to issues in the underlying geology, and that is especially important in an area shaped by its industrial history.

Development in the area did not happen all at once. Early terraces for mill workers went up in the 1860s, then post-war housing expanded again in the 1920s and 1950s. That variety of ages means no two inspections feel quite the same. Our inspectors take account of the specific traits of Oldham homes, from brickwork affected by frost damage to ageing roofs nearing the end of their life, plus original plumbing and electrical systems that may now need full updating to meet modern standards.

Flooding in OL1 is mostly linked to surface water and the local river systems, not the coast. The River Medlock and River Irk run through parts of the wider Oldham borough, and heavy rain can cause problems where urban surfaces do not absorb water. Our surveyors note any evidence of previous flooding or water damage, then point out flood resilience measures where they make sense, so you have the full picture before buying.

Because so much of Oldham’s housing stock is older, RICS Level 2 Surveys often uncover a handful of repeat issues that buyers should know about before they commit. Damp is one of the most common, particularly in solid-walled Victorian terraces where moisture can work through the brickwork and lead to rising damp. Our surveyors identify both the type and cause, then point towards suitable remedies, whether that means better ventilation, tanking basement areas or chemical damp proof courses. We also check for penetrating damp caused by damaged roof coverings or failing pointing to external brickwork.

Roof problems are another regular feature in OL1. Many older homes still have original slate or clay tile roofs that may be reaching the end of their natural life after more than a century in the British climate. We look for missing or damaged tiles, worn lead flashings around chimneys and valleys, and evidence of previous leaks that could signal ongoing trouble. Roof timbers are checked as well, with attention to rot or insect damage that could weaken the structure of the roof.

In older homes, electrical safety matters more than ever, because wiring may no longer meet current regulations and may create a fire risk. Our survey includes a visual check of the electrical consumer unit, wiring visible from access points and socket outlets throughout the property. We cannot test circuits, as that needs a qualified electrician, but we do flag obvious concerns such as old-style fuse boards, damaged visible wiring or inadequate earthing, and we recommend a qualified electrician if further investigation is needed before you move in.

Windows and doors in period properties often show wear, draughtiness and frame deterioration, all of which can affect comfort and energy efficiency. We assess the condition of original joinery, how well locks and handles work, and whether windows open and close without sticking or draughts. Many Victorian and Edwardian homes in OL1 still have their original single-glazed windows, and although they suit the character of the property, they can mean heat loss and high energy bills. Small issues on paper, yes, but they can add up to real ongoing costs that belong in the purchase decision.

OL1 is mainly older housing, though the wider Oldham area has also seen some new build activity in recent years. Recent data shows newly built properties in the Oldham postcode area selling at an average of £343,000, a 10% increase on the previous twelve months. If a new build in or near OL1 is on the table, it is natural to ask whether a survey is still needed, given the modern construction methods and the building control inspections that apply to new developments.

Even with a new build, a Level 2 Survey can still be useful. Our inspection may pick up snagging items missed during the build, small construction defects, or issues with fittings and finishes that do not show up on a casual viewing. New homes still settle into the ground, and spotting problems early means the developer can deal with them under the structural warranty before they turn into something more serious. That gives you confidence that the new property is in the condition you expect.