RICS Level 2 Survey in Telford and Wrekin

Our Level 2 Home Survey gives you a clear, RICS-standard view of a property's condition by inspecting the visible and accessible parts of the building. We look at the walls, roof, floors, doors and windows, as well as the plumbing, electrical systems and heating infrastructure. Any defects, likely trouble spots and items needing immediate attention or later maintenance are flagged in the report. We work methodically through every accessible element and record what we find with photographs and plain-English descriptions.

Across Telford and Wrekin, the housing stock shifts from historic homes in conservation areas such as Ironbridge and Wellington to newer properties in developments including Charlton Gardens and Allscott Meads, and our surveyors know the difference. The borough has eight designated conservation areas, Edgmond, High Ercall, Horsehay and Spring Village, Kynnersley, Newport, The Severn Gorge, Wellington, and Wrockwardine, each with its own building character and construction methods. We also watch for issues common in this part of Shropshire, including those affecting homes in flood risk locations such as Legomery and the Ironbridge Gorge corridor, where the River Severn has historically caused flooding incidents.

The report uses a simple condition rating system, so you can quickly see what matters most. Condition Rating 1 means no repairs are currently needed. Condition Rating 2 means repairs are needed but are not urgent. Condition Rating 3 highlights urgent repairs or serious defects that need immediate attention. That makes it easier to judge the significance of what we find and, where necessary, renegotiate with sellers before you complete your purchase.

We inspect the main structural and service elements of the property, including structural walls and foundations, roof structure and covering, windows doors and joinery, dampness and timber conditions, plumbing and water systems, electrical installations, heating and ventilation, and exterior finishes. Each part is given its own rating, backed up by detailed comments, so you get a rounded picture of the property's present condition.

• Structural walls and foundations
• Roof structure and covering
• Windows, doors, and joinery
• Dampness and timber conditions
• Plumbing and water systems
• Electrical installations
• Heating and ventilation
• Exterior finishes

New development has been busy across the Telford postcode area, with 133 new build sales in the last twelve months, equal to 5.3% of total transactions. Schemes such as the Wrekin Housing Group's affordable homes programme at Wild Walk, which includes 90 new homes, and the former New College site in Wellington, bringing forward 66 apartments and 10 bungalows, are adding hundreds of properties to the local market. Even so, new homes are not exempt from problems, and we often identify issues that developers should rectify before the warranty period expires.

Modern estates are only part of the picture in Telford and Wrekin. The borough also has eight designated conservation areas, and the historic Ironbridge Gorge alone is a UNESCO World Heritage Site with 375 listed buildings. Homes in these settings often come with age-related and construction-specific concerns, from historic brickwork defects to the upkeep needs of traditional timber-framed buildings, and our surveyors are trained to spot them.

Flood risk is something we take seriously during inspections in certain parts of the borough. Legomery, parts of Trench, and the southern corridor around Ironbridge, Jackfield, and Coalbrookdale have all seen historic flooding linked to the River Severn and nearby watercourses. Large parts of Legomery sit within Flood Zone 3 connected to Hurley Brook, while Trench falls within Flood Zones 2 and 3. Surface water flooding can also affect places such as Ketley and Lawley during extreme weather events. Where visible signs point to flood risk, we record them and recommend further checks where appropriate.

Most homes changing hands in Telford and Wrekin are family houses. Detached properties account for 35.2% of sales, semi-detached properties 35.4%, terraced homes 23.9%, and flats just 5.5%. Because so many buyers are purchasing houses rather than flats, a Level 2 survey can be particularly useful for uncovering issues that may not show up during a viewing but could lead to major repair bills later. For many households, this is their biggest financial commitment, and the survey offers valuable protection.

We carry out RICS Level 2 surveys across the whole of Telford and Wrekin. That includes the main towns and villages throughout the borough and the wider TF postcode area, from Telford town centre, Wellington, Oakengates, Ironbridge, Shifnal, and Newport to the surrounding rural locations. If you are buying in central Telford or in a quieter Shropshire village, we can arrange a survey time that fits around you. The borough stretches from the built-up centre of Telford to places such as Edgmond, High Ercall, and Wrockwardine, each with its own character and property mix.

Victorian terraces, town centre apartments, conservation area cottages, executive detached houses, Telford and Wrekin has the lot. Because we inspect across the borough, we know the local issues that tend to arise, from flood risk in the Ironbridge Gorge to the traits of homes on newer schemes such as Silkin Meadows in Apley and Earls Grange in Priorslee. We also cover the more rural parts of the borough, where older construction methods, larger plots and more isolated settings can bring a different set of maintenance concerns.

Local construction methods matter, and they often shape what we look for first. In many parts of Telford and Wrekin, especially along the River Tern corridor, red brick and tile are the dominant building materials, reflecting the geology of the area. By contrast, older properties in the Ironbridge Gorge and the conservation areas often rely on traditional forms of construction that are quite different from modern builds, so our surveyors apply the right knowledge for each type.

Houses and bungalows dominate the housing stock in Telford and Wrekin, with 94.5% of rural households and 89% of urban households living in that sort of accommodation. Flats and apartments account for only 4.1% in rural areas and 10.6% in urban areas, so most buyers here are purchasing houses where a Level 2 survey offers important protection. Add in the area's continuing growth, including nearly 8,000 homes planned at Bratton, Muxton, and Wheat Leasows, and it is clear the market includes properties of very different ages and construction standards.

Environmental factors can play a real part in how homes perform in Telford and Wrekin, and our surveyors are trained to spot the signs. In the north of the unitary authority, much of the landscape is rural agricultural land with clay soils, and those soils can lead to shrink-swell movement that affects foundations, especially where trees are close by. Groundwater flooding is another issue in lower-lying areas north of Telford, with small areas around Arelston and Church Aston classed as high risk. We take all of this into account during the inspection and note anything that suggests these conditions are, or could be, affecting the property.