RICS Level 2 HomeBuyer Survey in OL16

In OL16, our RICS Level 2 HomeBuyer Survey is built for conventional construction, which covers most homes in the area. That includes the terraced properties that shape the local market, together with semi-detached and detached houses. We carry out a visual inspection of all accessible parts, so you get a clear read on any defects or concerns that may need attention. Where it is safe and accessible, we inspect the roof space, along with external walls, windows and doors, floors, ceilings, and all visible plumbing and electrical installations.

Much of the housing stock in Rochdale and the surrounding area is older, so our surveyors keep a close eye on the issues that tend to show up in these properties. We check for damp, look at roof condition, assess the strength of load-bearing walls, and spot any problems with older electrical systems. Many homes in OL16 were built before modern building regulations, which is why a careful assessment matters. Terraced houses in places such as Milnrow often have solid walls rather than cavity walls, and that changes the picture for damp and insulation.

We also include a market valuation and an insurance rebuild cost, both of which can be useful when you are sorting out a mortgage. Our surveyor gives an informed market value, drawn from comparable sales data in the local OL16 area, so you know where the price sits. If we uncover serious matters, such as structural concerns or signs of mining-related subsidence, which is a known issue in parts of Greater Manchester, we set out the next steps clearly. If further specialist investigations are needed before you proceed, we will say so.

• Visual inspection of all accessible areas
• Detailed defect identification with RICS traffic light ratings
• Market valuation and rebuild costs
• Professional advice on necessary repairs
• Clear recommendations for any specialist investigations needed

There is still new development in OL16, even though older homes make up much of the area. Silver Hill Manor on Lower Lane, by David Wilson Homes, includes new build homes such as three-bedroom "Bala" properties priced from around £339,000 and four-bedroom "Dunnet" houses. A RICS Level 2 Survey still brings value here, because it can pick up snagging issues that are easy to miss at first glance. New homes are not automatically free of defects, and our experience shows that some newly built houses still need work.

At Upperbanks in Rochdale town centre, The Duo offers modern apartments, largely aimed at the rental market. These newer homes may have fewer structural worries, but a survey still gives reassurance and helps you understand exactly what you are buying. Even new build properties can have defects, and a professional inspection protects your investment. We look at things like window seals, the alignment of external doors, and the condition of flat roof areas, all of which can cause trouble in modern apartment schemes.

Our surveyors work confidently across both traditional and modern construction. It might be a Victorian terraced house with original features, or a contemporary new build, the same careful assessment applies. With new build homes, we produce a detailed snagging list that can be passed to the developer, so any faults can be dealt with before completion. That helps protect your investment and means you move into a property in the best possible condition.

Below OL16, the geology brings its own set of issues for buyers. Rochdale sits on underlying coal measures, and homes in some parts of the postcode may have been affected by historic mining work. Our surveyors are trained to spot the signs of mining-related subsidence, from diagonal crack patterns to doors and windows that no longer shut as they should, and floors that have become uneven over time. Based on our local experience, we know which parts of OL16 are more likely to be affected.

Glacial till under much of Greater Manchester can also create shrink-swell risks where clay soils are present. That becomes more relevant if there are large trees nearby, or if the ground conditions have changed over time. Our surveyors examine the land around the property for movement and, where concerns arise, may suggest a specialist foundations investigation. Getting the ground conditions right is a key part of any property decision.

Because Rochdale is close to the River Roch, flood risk is something we factor in for some homes. Major river flooding is uncommon, but heavy rain can still cause surface water flooding in urban locations. Our surveyors note where the property sits in relation to watercourses and drainage, and they flag any spots where water might collect. If the home is in a flood risk zone, we highlight that in the report and suggest checking with the local authority.

A sizeable part of the OL16 housing stock is made up of older homes, many built before modern building standards were introduced. Our RICS Level 2 surveys often pick up damp penetration, especially in solid-wall properties where moisture can move through the brickwork. That comes up often in terraced houses, where the external walls may face prevailing winds and rain. Using moisture meters and thermal imaging, we can spot damp that is not obvious to the naked eye and give you a fuller picture of the property’s condition.

Roof condition is another common concern. Plenty of homes here still have original roofing materials that may be nearing the end of their life. We inspect roof coverings, flashings, and gutters, and we look for leaks or signs of water ingress that could turn into bigger problems if they are left alone. Previous repairs are checked too, because they can point to recurring issues. In older terraced houses, we often find roof tiles replaced with different materials over the years, which can affect the roof structure as a whole.

Older electrical systems often need updating to meet current regulations. Our survey includes a visual inspection of the electrical installation, so we can identify obvious safety concerns or areas that would benefit from a further check by a qualified electrician. We look at the consumer unit, visible wiring, socket outlets, and light fittings. Given that many OL16 properties date from the Victorian, Edwardian, and inter-war periods, outdated wiring is a regular finding. For older homes, we always recommend a full electrical inspection by a registered electrician.

We also look at the property’s overall structural integrity, checking for signs of subsidence, settlement, or movement. In parts of Greater Manchester, including areas around Rochdale, historical mining activity can unsettle the ground. Our surveyors know the warning signs, from crack patterns that suggest movement to sticking doors and windows, plus floors that have become noticeably uneven. If we spot concerns, we will recommend the right next step, which may include a specialist structural engineer’s inspection or a mining report.