RICS Level 2 Survey in Owston

Owston’s Conservation Area and its run of Listed Buildings, including the Grade I Church of All Saints and Grade II* Owston Hall, mean many homes here carry real historical and architectural weight. Our inspectors know how to handle these heritage properties without causing damage, and they look for problems that could affect both the structure itself and the legal duties attached to owning a listed building. With properties dating back to the 12th and 18th centuries, traditional construction using local brick, stone, and lime mortars is common, so the inspection needs a specialist eye.

DN6 has seen a good deal of new build activity in recent years, with developments such as Hazel Grove in Carcroft offering modern semi-detached homes from £229,999, and new properties along High Street giving buyers options from £189,995. Even so, new builds still benefit from a Level 2 survey, because our inspectors can spot construction defects, snagging issues, or insulation and energy efficiency problems that may not show up on a casual viewing. The mix of old and new building styles across the area brings different challenges, and our RICS-qualified surveyors are set up to deal with them.

Shrink-swell clay soils are part of Doncaster’s geology, and they are one of the reasons our surveyors pay close attention to movement and subsidence during inspections. That matters even more where mature trees are nearby, or where a property has gone through periods of drought. The British Geological Survey treats clay-rich ground as a major hazard, since changes in moisture content can lead to heave or subsidence, often made worse when tree roots draw water from the soil. In Owston, homes with large trees close to the foundations need especially careful checking.

Owston itself sits in a lower flood risk zone than some other parts of Doncaster, but our inspectors still check drainage systems and possible water ingress points, especially after the major flood events in November 2019 when over 700 homes in Doncaster were flooded, particularly in Bentley and Fishlake. The wider Doncaster area carries 10% of Yorkshire’s fluvial and tidal flood risk, so drainage assessment remains a key part of our survey process even in places like Owston village, where the risk is comparatively lower.

• Traditional brick and stone construction
• Properties over 50 years old
• New build developments
• Conservation Area and Listed Buildings

Our experience across DN6 has brought the same problems to light time and again, and dampness is one of the most common. It is especially frequent in older properties where original damp-proof courses may have failed or been bridged over the years. The traditional brick construction found in many Owston homes, while right for the period, can be vulnerable to penetrating damp through ageing mortar joints, particularly in wet Yorkshire winters. Moisture meters and thermal imaging help us find damp problems that may not be obvious at first glance.

Roof defects come up often too, with missing or broken tiles, deteriorating ridge mortar, and poor insulation common in properties over 30 years old. Because Owston has a mix of older homes and relatively recent new builds, we see everything from original clay tiles showing their age to modern roofing materials that may not have had enough care taken over flashing details. South Yorkshire weather, including heavy rainfall and frosts, speeds up the wear and tear on roof materials, so regular checks matter.

Period electrics need close scrutiny, because many homes still have original wiring that falls short of current safety standards. Our surveyors check consumer units, wiring condition, and the presence of earthing and bonding. With properties in Owston ranging from historic farmhouses to Victorian terraces, we regularly come across electrical installations that would not meet today’s safety requirements. Old fuse boards with replaceable fuse wire, rather than modern circuit breakers, are a common finding and often need updating.

Clay ground beneath much of Doncaster means subsidence and other movement-related defects get careful attention during our inspections. We look for cracking patterns, doors and windows that bind, and uneven floors that may point to ground movement. Where large trees stand close to the foundations, we take extra care, since root systems can draw moisture from clay soils and trigger shrink-swell movement. Our reports set out any structural concerns clearly and say whether a structural engineer should take the next step.

Rot and woodworm can be especially troublesome in properties with poor ventilation or ongoing damp. Yorkshire’s damp climate, combined with older homes that may not have modern damp-proofing, creates ideal conditions for timber decay. We check all visible and accessible timber elements, including floor joists, roof timbers, and window frames, and we note any signs of active infestation or old damage that may need treatment.

• Rising and penetrating damp
• Roof tile damage and ridge deterioration
• Outdated electrical wiring
• Subsidence and structural movement
• Timber rot and woodworm
• Inadequate insulation