RICS Level 2 Survey Oldham

Our inspectors look over every accessible part of the property, from the roof space where it is safe and reachable to the walls, floors, windows, doors and bathrooms. We assess the building’s structure and keep an eye out for damp, rot, subsidence or structural movement. In Oldham, where a significant proportion of housing stock dates from the Victorian and Edwardian periods, our surveyors give extra attention to the problems that commonly affect older homes. A property on Yorkshire Street brings very different concerns from a 1970s semi-detached in Shaw.

Services are part of the survey too, so we review electrical wiring, plumbing and heating systems with care. We look for fire hazards, unsafe electrical installations and plumbing defects that could create risk or need immediate attention. On clay-rich ground, such as near the Pennine foothills around Uppermill and Dobcross, we also watch for subsidence or heave that can affect foundations. Our surveyors are trained to spot the subtle signs of ground movement that a less experienced eye could easily miss.

With our Level 2 survey, each element of the property gets a traffic light rating, so you can see straight away what needs urgent repair, what should be planned for later and what appears sound. Market valuation and insurance rebuild costs are included as standard, giving a fuller picture of the property’s worth and any financial implications. In Oldham’s current market, where property values have been rising steadily, that valuation detail can be especially helpful when mortgage finance is in play.

• Structural walls and foundations
• Roof structure and covering
• Damp proof course and ventilation
• Windows, doors, and joinery
• Plumbing and electrical systems
• Insulation and energy efficiency

Oldham has seen considerable new housing development in recent years, and new build properties are averaging £343,000, which is a 10% increase over the past twelve months. Active developments include Radclyffe Green in OL9 9QR offered by Keepmoat Homes, Southmere in OL4 2DG from Bellway, and Highfield in OL8 2AP by Taylor Wimpey. These newer homes may look safer than older stock, but our Level 2 Survey still brings real value by picking up construction defects, snagging issues, and problems with fixtures and fittings that builders may not have sorted.

Some buyers think a new build warranty will cover every defect, yet those guarantees usually come with exclusions and limits. Our inspection looks closely at workmanship and materials, checks that windows and doors work as they should, and confirms that plumbing and electrical installations meet current standards. We also review the overall quality of the construction. With the average new build in Oldham at £343,000, even modest defects identified before completion can save a good deal of money and hassle later on.

Energy efficiency matters as well, so we check whether insulation has been installed properly and whether the property is performing as expected. Poor insulation can lead to condensation, mould growth and heating bills that are far higher than they should be. We have seen plenty of new build properties where insulation has been badly fitted or missing from certain areas altogether, problems that often stay hidden from an untrained eye but are clear in our detailed report.

Oldham’s housing stock brings its own challenges, and our surveyors are trained to recognise them. The borough has a high proportion of Victorian and Edwardian terraced properties, especially in Greenacres, Moorside and the town centre. These older homes often suffer from rising damp, particularly where the original damp proof course has failed or was never installed. Our inspectors use their experience to assess how far damp has penetrated and to suggest suitable remedies. Properties on streets such as Manchester Street and Yorkshire Street commonly show damp problems because of their age and the construction methods originally used.

Roof condition is another frequent concern in Oldham’s older homes. Many Victorian terraces have slate roofs that are durable, but they can still develop slipped tiles, weakened pointing and failing lead flashings over time. Where access allows, our surveyors inspect roof spaces carefully for water ingress, timber decay and poor insulation that could lead to condensation. In some houses, the original roof timbers have been weakened by years of moisture exposure, which creates structural concerns that need prompt attention.

Clay soils in parts of Oldham, especially along the Pennine edge, can cause shrink-swell movement that affects foundations. Homes in Uppermill, Dobcross and the higher ground towards Shaw and Crompton may show signs of subsidence or wall movement. Our inspectors look for cracking patterns, sticking doors and windows, and other signs of structural movement that could point to foundation problems. The clay-rich geology in these areas means seasonal moisture changes can make foundations move a little over time.

Oldham’s history as a coal mining centre means some areas may still have underlying mine workings that affect ground stability. A visual survey can pick up movement that might be linked to mining, but we always advise a Coal Mining Report for homes in former mining areas. That extra search gives specific information about historical mining beneath the property and may uncover risks that a visual inspection on its own would never show.

• Rising damp in solid wall construction
• Roof slate deterioration and slipped tiles
• Subsidence related to clay soils
• Outdated electrical installations
• Timber decay and woodworm
• Wall tie failure in cavity walls
• Mining-related ground instability

Several parts of Oldham are designated conservation areas, including the town centre, Uppermill, Dobcross and Delph, where planning controls are stricter. If you are thinking of buying within one of these areas, it helps to know that alterations and repairs may need listed building consent or planning permission from Oldham Council. Our surveyors know the sorts of issues that affect conservation area properties, from original features that need careful maintenance to the effect of modern changes on historic buildings.

The borough also contains numerous listed buildings, from former mills and civic buildings to churches and historic houses. These properties often need specialist surveys beyond the standard RICS Level 2 because their construction and maintenance needs are very different from modern homes. A Level 3 Building Survey is usually more suitable for listed buildings, as it gives the detailed analysis needed to understand the effect of defects and the costs of maintaining historically significant features. Our team can advise whether a Level 2 or Level 3 Survey is the better fit for your property.

Properties in conservation areas may also be affected by Article 4 Directions, which can remove certain permitted development rights and influence what changes you can make later on. Our surveyors will note any visible signs that may point to such restrictions, although we always recommend checking Oldham Council’s planning department for definite information about particular properties. Knowing about these limits before you buy can help avoid expensive surprises and make it easier to judge whether the property suits your plans.

Your RICS Level 2 Survey report follows a standard format, which makes it straightforward to compare the condition of different parts of the property. Each section is given a rating by our surveyor, red for urgent issues needing immediate attention, amber for defects that require repair but are not urgent, and green for areas with no significant issues. The traffic light system makes it easy to see the main problems at a glance and to decide what to raise with the seller.

The report also includes a current market valuation, based on our surveyor’s review of comparable properties in the Oldham area and present market conditions. That valuation can help with mortgage purposes and with judging whether the asking price reflects the property’s true worth. We also provide an insurance rebuild cost, which is the estimated amount needed to rebuild the property if it were destroyed, important information for your buildings insurance provider.

If the survey brings up anything that needs further investigation, we will say so plainly in the report. For instance, signs of subsidence would lead us to recommend a structural engineer to assess the foundations. If we found Japanese knotweed or another invasive species, we would advise on the right specialist treatment. The point is simple, we want you to have the information needed to make an informed decision about the property purchase.