RICS Level 2 Survey in Tamworth

Our RICS Level 2 survey gives you a detailed visual inspection of every accessible part of the property. We assess the walls, roof, floors, windows, doors, and joinery, and we also comment on the condition of services including plumbing, electrical installations, and heating systems. Our surveyors look for damp, rot, structural movement, and other common defects that are easily missed without trained eyes. We adapt each survey to the particular property type and the way it has been built.

Tamworth’s housing stock is varied, and we see a wide mix of issues because of it. Our work regularly covers Victorian and Edwardian terraces in the conservation areas, as well as modern new-build homes at developments such as Barley Fields and Arkall Farm. That local experience helps us pick up the defects often found here, from ageing slate and tile roofs on older houses to brickwork concerns in period homes, along with problems linked to local geology or flood risk near the River Anker. We also pay close attention to original timber sash windows, often found in older properties, and to any movement affecting the solid wall construction typical of Victorian terraces.

In the RICS Level 2 report, we use a traffic light rating system so the condition of each inspected element is easy to follow. Red means serious issues that need urgent attention, amber points to defects that need repair or monitoring, and green shows satisfactory condition. We also include a market valuation and an insurance reinstatement figure, both of which can be helpful for mortgage purposes and for checking that your building insurance cover is adequate. That valuation is informed by our knowledge of the Tamworth market and recent comparable sales data.

We also comment on the property’s thermal efficiency. That includes noting obvious insulation defects, draughts around windows and doors, and any condensation concerns. This matters in older homes where original single-glazed windows may still be in place, and in newer builds where we sometimes come across incomplete insulation within cavity walls. Where it would help, we can advise that a more detailed review by an energy assessor may be worthwhile.

Across Tamworth, a few problems come up time and again. In the older Victorian and Edwardian terraces, especially around the town centre and Wilnecote conservation areas, we often find rising damp affecting ground floor walls. In many cases this relates to missing or failed original damp proof courses, something commonly seen in properties built before the 1870s. Our surveyors use moisture meters to gauge how far the damp has penetrated and then recommend the most appropriate remedial action.

Roofs are another regular concern in Tamworth’s older homes. A good number of Victorian properties still have their original slate roofs, and many are now at or beyond their expected lifespan. During the inspection, we check for slipped or broken tiles, failing mortar pointing to ridge tiles, and signs of earlier patch repairs that may suggest a longer-running issue. We also find period homes where loft insulation is missing or falls short of modern standards, which can have a knock-on effect on thermal efficiency and condensation within the property.

With newer homes, especially at developments such as Stonewood Park and Cherrywood Gardens, our surveys often pick up snagging items that should be taken up with the developer. Typical examples include incomplete sealant around windows and doors, small gaps in brickwork, and problems with the operation of UPVC windows and doors. These properties may be protected by warranty schemes, but having our surveyors identify the defects gives us a clear basis to help you press for repairs before completion or negotiate a price adjustment with the seller.

Flood risk is something Tamworth buyers should keep in mind, particularly near the River Anker as it runs through the town centre. Stationfields Park Homes, Amington Road, and Moor Lane are among the areas with flood warning alerts, and Tamworth has been identified as having around 920 properties at risk of surface water flooding. On every inspection, we check for visible signs of water damage, dampness, and flood resilience measures. That includes looking for tide marks on walls, damaged skirting boards, and evidence of recent flooding that might not be obvious at first glance.

There is also a flood warning area covering the River Anker at Amington, including Shuttington Road, Amington Old Hall, Amington Park, Filey, Selker Drive, and Whitley Avenue. For a property in one of these locations, it makes sense to raise flood risk directly with our surveyors during the inspection. We can advise on possible flood resilience measures and on whether a more detailed flood risk assessment is sensible for homes in high-risk zones.

Tamworth’s homes span a broad mix of ages and construction types. Around the town centre and Wilnecote, many Victorian and Edwardian terraces are of traditional brick construction with slate roofs, while newer schemes such as Woodwinds in Warton use modern building methods. Knowing how a house has been built helps our surveyors focus on the areas most likely to cause trouble. We also record any visible evidence of foundation movement, which can be an issue where properties sit on clay soils prone to shrink-swell behaviour during drought or periods of excessive rainfall.

Your RICS Level 2 survey report is laid out in a way that is easy to follow. It starts with an overview of the property’s general condition, then moves into detailed sections on each main building element. The traffic light ratings give a quick visual guide throughout, red for serious defects needing urgent attention, amber for issues to repair or monitor, and green for satisfactory condition.

We also include a market valuation, based on our understanding of the Tamworth property market and recent comparable sales data. This can help with mortgage arrangements and with checking that the agreed price is fair. Alongside that, we provide an insurance reinstatement figure, which is the estimated rebuild cost in the event of total loss. It is an important figure to have when arranging adequate building insurance cover.

After the inspection, we remain available if there is anything in the report you want to go through in more detail. Our team can translate the technical points into plain English and explain how they may affect your purchase decision. Where we spot issues needing specialist input, such as structural concerns, damp problems, or electrical defects, we can recommend suitable contractors who regularly work in the Tamworth area.