RICS-qualified surveyors, detailed property reports
Brickwork tells us plenty. Our surveyors carry out detailed building inspections across Birmingham, where many homes were built in the 1920s to 1950s and finished with warm red, amber, or burgundy brick. That age range often hides movement, damp, tired roof coverings and timber decay behind fresh paint. A full building survey gives you the clearest view before you commit to a purchase.
For Birmingham buyers, the point is simple. We inspect the structure, roof, walls, floors, drainage, visible services and any obvious defects, then set out what matters in plain English. That can matter just as much on a flat in a converted terrace as on a larger detached house, especially where alterations have been added over time. If the report uncovers movement, damp or unsafe workmanship, you can deal with it before exchange.
£629,925
Detached asking price, May 2026
£364,017
Semi-detached asking price, May 2026
£343,744
Terraced asking price, May 2026
£370,888
Flat asking price, May 2026
£437,474
UK average asking price, May 2026
£255,000
West Midlands average sold price, April 2026
+1.2%
West Midlands 12-month sold price change
Using listing data from home.co.uk and property data from homedata.co.uk
A building survey looks far beyond a quick visual check. Our building survey team examines the roof structure, chimney stacks, walls, floors, ceilings, windows, external joinery and the parts of the drainage system that can be seen safely from the ground or access points. We also look for signs of damp, timber decay, cracking, poor alterations and movement that may need specialist follow-up. This is the most detailed inspection level we offer.
Roof space can reveal hidden problems fast. Loose coverings, sagging timbers, missing insulation, failed flashings and poor ventilation all tell us how the property has been treated over time. Outside, we review rainwater goods, boundary walls, paths and visible ground levels because they can point to damp ingress or settlement. The report then links those findings to practical next steps.
Market figures show why condition matters here. According to home.co.uk, Birmingham asking prices in May 2026 sit at £629,925 for detached homes, £364,017 for semi-detached houses, £343,744 for terraced properties and £370,888 for flats, while the overall UK average asking price is £437,474. homedata.co.uk records show the West Midlands average sold price at £255,000 in April 2026, with a +1.2% year-on-year change. Those numbers tell us buyers are dealing with a wide spread between asking prices and actual sale values, so defects need to be understood before any offer is finalised.
Birmingham's building stock also needs a careful eye. Local survey data points to traditional clay brick in warm red, amber and burgundy tones, local stone in some structures, and many homes from the 1920s to 1950s with prominent brick facades. Mercia Mudstone clay sits under much of the city, and that shrink-swell soil reacts sharply to moisture, which is a leading cause of subsidence in Birmingham and the wider West Midlands. That is why our surveyors look for stepped cracking, sloping floors, sticking doors and repairs that may mask past movement.
The flood notes supplied with it refer to creeks and streams that do not match Birmingham, so we do not use those names here. For the correct Birmingham boundary, we focus on flash flooding from heavy rain, local surface water run-off and drainage that struggles in older streets. Those are the pressures that matter when you are assessing a house or flat in this part of the West Midlands.
Damp often appears first in the older brick homes we inspect. Rain penetration, blocked gutters, poor ventilation and past patch repairs can leave staining on ceilings, salts on internal walls and a musty smell that buyers notice only after the survey. In Birmingham, that risk gets higher where brickwork has been repointed badly or external ground levels sit too close to damp proof courses. We record the location and likely cause, not just the symptom.
Movement is another common thread. Mercia Mudstone clay expands when wet and shrinks when dry, so the ground beneath a property can shift and open up cracks around openings, extensions or internal finishes. Roof issues, timber defects, outdated electrics and old plumbing often sit alongside that movement, especially in houses that have had several rounds of alteration since the 1920s or 1950s. The report separates urgent repairs from items that need watching.
Drainage problems show up as soon as heavy rain arrives. We check visible gullies, downpipes and signs that water has been pooling against walls or across paths, because poor runoff can look minor until winter weather exposes it. In properties with past extensions, we also note whether roof valleys, flashings and junctions have been finished properly. Those details are where hidden costs often sit.
Choose the property address, postcode and survey type, then send the basic details. We confirm the scope and arrange the booking.
We match the job to a surveyor familiar with Birmingham housing, local brick construction and clay movement.
The inspection usually takes 3-4 hours, depending on size and complexity. We examine the structure, roof, interiors, outside areas and accessible services.
We turn the site notes into a written report, with condition ratings, photos where useful and clear explanations of defects.
You normally receive the report in 5-10 working days. We flag urgent issues, likely repair priorities and follow-up checks that may be needed.
If the survey raises damp, movement or roof concerns, we talk through the findings and explain which specialist should look next.
The report is written to help you act, not to bury you in jargon. Our surveyors set out the building's condition, the visible defects, what may be urgent, and where future maintenance will be needed. You will usually see condition ratings that separate minor issues from more serious concerns, and those ratings help you decide what needs attention first. Photographs and plain-English notes make it easier to understand what we saw on site.
Repair costs can be discussed as ranges rather than exact figures when the issue depends on opening up the building. That is common with hidden timber decay, damp behind finishes or movement around extensions, because a visual inspection cannot see inside every wall or floor. We explain when a defect needs a builder, a structural engineer, a damp specialist or an electrician, so you do not waste time calling the wrong trade. That follow-up can save money and reduce the risk of buying a property with an expensive surprise.
Negotiation is often where the report proves its worth. If the survey identifies cracked render, failing roof coverings or defective wiring, you can ask the seller to reduce the price, carry out repairs or provide evidence of remedial works. We keep the wording grounded in what is visible and measurable, which makes discussions with agents and solicitors much easier. In some cases, the report also tells you a property is fine to proceed with, just with a clear maintenance plan.
Older property types need the closest look. We usually recommend a building survey for homes built before 1930, listed buildings, timber-framed houses, thatched roofs, properties with visible cracking, and buildings that have been extended or altered more than once. Birmingham has plenty of brick stock from the 1920s to 1950s, so even a house that looks straightforward can hide movement or old repairs behind modern finishes. A full building survey is also sensible when you plan major renovation work.
We also advise it when the construction is non-standard. Flat roofs, mixed materials, heavy internal alterations and homes that have been empty for a while can all hide defects that a lighter report might miss. New builds are not exempt either, because workmanship issues, missing ventilation or poorly detailed junctions still happen and can be expensive to fix after completion. Where a buyer wants the deepest check, the building survey is the right starting point.
It includes a detailed inspection of the visible structure and fabric. We look at the roof, walls, floors, ceilings, windows, external joinery, drainage points, damp signs, timber condition and obvious movement. The report explains defects, their likely significance and any follow-up inspections worth arranging.
A mortgage valuation is for the lender and focuses on market risk, not condition detail. A building survey goes much further, because we inspect defects and explain how they affect the property. In a city like Birmingham, where Mercia Mudstone clay and older brickwork can lead to movement and damp, that extra detail matters.
Most inspections take 3-4 hours on site, although larger or more complex homes can take longer. After the visit, we usually deliver the report in 5-10 working days. That gives us time to review the notes properly and write clear, useful findings.
Our building survey prices start from £400. The final fee depends on property size, age, layout and the level of access inside and outside the building. A flat in a simpler block usually costs less to inspect than a large detached house with extensions and outbuildings.
Yes, it often does. If we identify cracked masonry, roof failure, damp treatment that needs review or unsafe electrics, you have evidence to raise with the seller. The report gives you a calm, factual basis for a price reduction or a repair request.
A new build can still benefit from a survey if there are visible defects, awkward details or concerns about workmanship. Some buyers choose a snagging-style check, but a building survey is still useful where the property is unusual or has already had alterations. If the home looks straightforward and has no obvious issues, a lighter report may be enough.
Brick homes from the 1920s to 1950s often need close attention because movement, roof wear and old repairs can hide behind later updates. Homes on reactive clay, properties with repeated extensions and buildings with signs of damp or cracking are especially worth inspecting. We also see plenty of value in surveying flats where conversion work has changed the original structure.
Price on request
Condition-focused survey for conventional homes
From £400
The most detailed survey for older, altered or larger properties
Price on request
Energy performance assessment for sale or letting
Price on request
Valuation support for relevant scheme cases
Our building survey prices start from £400. That starting point gives Birmingham buyers a clear entry cost for the most detailed inspection level, with the fee set against the size and complexity of the property rather than a one-size-fits-all figure. For a house built in the 1920s to 1950s, the report often needs more time and care than a newer flat, because there is more fabric to inspect and more history to interpret. We keep the quote tied to the property in front of us.
Age, size and construction shape the fee. A straightforward flat or mid-sized terrace usually takes less time to inspect than a large detached house, a heavily altered property or a building with outbuildings and awkward rooflines. Properties with signs of movement, damp or patch repairs may also need more time on site, which can affect the cost. The best quote is the one that reflects the actual building, not a generic average.
The price includes the on-site inspection, the written report, photos where useful and our follow-up explanation after delivery. We normally send the report within 5-10 working days, and urgent findings are made clear so you can act quickly. For Birmingham buyers facing older brick housing and clay-related movement, that level of detail is often where the real value sits. It tells you what is cosmetic, what needs repair, and what needs a specialist.
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RICS-qualified surveyors, detailed property reports
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Homemove is a trading name of HM Haus Group Ltd (Company No. 13873779, registered in England & Wales). Homemove Mortgages Ltd (Company No. 15947693) is an Appointed Representative of TMG Direct Limited, trading as TMG Mortgage Network, which is authorised and regulated by the Financial Conduct Authority (FRN 786245). Homemove Mortgages Ltd is entered on the FCA Register as an Appointed Representative (FRN 1022429). You can check registrations at NewRegister or by calling 0800 111 6768.
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