RICS Level 2 Survey in Aston, Birmingham

The Aston property market presents specific challenges that make a RICS Level 2 Survey essential for any buyer. With 125 properties sold in the last 12 months and prices increasing by 2.22%, the local market remains active and competitive. However, the area's housing stock presents numerous potential issues that our inspectors frequently identify during surveys. Many buyers are attracted to Aston by its affordable prices compared to central Birmingham, but purchasing without a survey could lead to unexpected repair costs that quickly outweigh any savings made on the purchase price.

Aston's properties predominantly feature traditional red brick construction, with many homes built before 1919 during the Victorian and Edwardian periods. These older properties, while full of character and situated in areas with strong community ties near Aston University and Villa Park, often come with hidden defects including inadequate damp-proof courses, deteriorating slate or clay tile roofs, and outdated electrical systems that don't meet current regulations. Our surveyors know exactly what to look for in these period properties, from the specific signs of rising damp in solid brick walls to the tell-tale cracks that indicate structural movement in properties built on reactive clay soils.

The underlying Mercia Mudstone geology in Aston creates additional concerns that our inspectors take very seriously. This clay-rich substrate is prone to shrink-swell subsidence, particularly during prolonged dry spells followed by heavy rainfall. Properties with mature trees nearby or shallow foundations are particularly at risk, and our inspectors carefully assess signs of structural movement, cracking, and ground instability during every survey. We also check properties for flood risk from the River Tame, which runs through parts of the area, and note any surface water flooding concerns in low-lying sections of the B6 postcode.

The Aston Hall Conservation Area adds another layer of consideration for buyers. Properties within or near this designated area, which protects the historic setting around Aston Hall and its parkland, are subject to stricter planning controls. Many of these properties have unique construction methods or materials that require specialist knowledge. If you're purchasing a listed property or one within the conservation area, we may recommend a RICS Level 3 Building Survey instead, as it provides more detailed analysis of historic building elements and potential conservation issues. Our team can advise you on the most appropriate survey type during your booking.

• Pre-1919 Victorian and Edwardian properties
• Mercia Mudstone subsidence risk
• River Tame flood zones
• Aston Hall Conservation Area restrictions

Our RICS Level 2 surveys provide a thorough visual inspection of all accessible areas of the property. We examine the walls, roof, floors, windows, doors, and plumbing and electrical systems to identify defects that might not be visible during a casual viewing. The survey includes a detailed assessment of the property's condition with traffic light ratings for each element, from red for urgent defects requiring immediate attention through to green for satisfactory condition. We also provide a market valuation and rebuild cost assessment, which is essential for insurance purposes and helps you understand the true cost of your property investment.

For Aston properties, our inspectors pay particular attention to the common issues found in local housing. This includes checking for damp in solid brick walls, which is particularly prevalent in Victorian terraces where original damp-proof courses may have failed or were never installed. We assess the condition of older slate and tile roofs, evaluating whether tiles are securely fixed, whether leadwork around chimneys and valleys is intact, and whether gutters and downpipes are functioning properly. These roof defects are among the most common issues we find in properties over 50 years old throughout the Aston area.

We evaluate timber floors and joists for woodworm or rot, which can be costly to repair if left unchecked. Our inspectors also inspect older electrical fuse boards that often require upgrading, as many properties in Aston still have outdated consumer units without RCD protection. We check for any signs of subsidence related to the local clay geology, examining walls for cracking patterns that might indicate structural movement, and we assess flood risk for properties near the River Tame. Every report includes clear, practical recommendations so you know exactly what action to take and when.

Following the inspection, you'll receive your comprehensive HomeBuyer Report within 5 working days. The report is designed to be clear and easy to understand, with a dedicated section highlighting the most important issues found during our inspection. We use traffic light ratings throughout, so you can quickly see which issues require urgent attention and which are less critical. If you're unsure about any aspect of your report, our team is available to discuss the findings with you and help you understand what they mean for your purchase decision.

Based on our experience surveying properties throughout Aston, we regularly identify several recurring issues that buyers should be aware of. Damp problems are perhaps the most common finding, affecting many Victorian and Edwardian terraced and semi-detached properties that dominate the local housing stock. These homes often lack proper damp-proof courses or have failed ones, leading to rising damp, penetrating damp, and condensation issues, particularly in poorly ventilated bathrooms and kitchens. Our inspectors use moisture meters and thermal imaging equipment to identify damp that might not be visible to the naked eye, ensuring you get a comprehensive assessment of any moisture problems.

Roof defects are another frequent discovery during our surveys. Properties over 50 years old often have deteriorating slate or clay tile roofs, with broken or missing tiles, failed leadwork around chimneys, and defective gutters allowing water penetration. In Aston, where many properties date from the Victorian and Edwardian periods, roof deterioration is a common issue that can lead to significant internal damage if not addressed. We inspect roof slopes from inside the roof space where accessible, and assess the overall structure including any signs of sagging or previous repairs.

Structural concerns related to the local geology also appear regularly in our Aston surveys. The Mercia Mudstone beneath many Aston properties can cause subsidence or heave when moisture levels change, particularly for properties with trees planted close to the building or those with shallow foundations. Our surveyors carefully examine walls for cracking patterns that might indicate structural movement, assessing whether cracks are due to subsidence, thermal movement, or simply age-related settlement. We look for tell-tale signs like diagonal cracks extending from doors and windows, cracking at wall intersections, and any evidence of previous structural repairs.

Outdated electrical systems are a significant concern in older Aston properties. Many homes still have old fuse boards without RCD protection, inadequate earthing, and insufficient socket outlets that don't meet modern needs. Our surveyors inspect the electrical consumer unit and note any obvious deficiencies, though we always recommend a qualified electrician conducts a full Electrical Installation Condition Report (EICR) for any property over 30 years old. We also check for the potential presence of asbestos in properties built before 2000, particularly in artex ceilings, pipe lagging, and old floor tiles.

• Rising and penetrating damp
• Roof tile deterioration
• Defective leadwork and flashings
• Outdated electrical consumer units
• Subsidence cracks
• Timber rot and woodworm
• Asbestos in pre-2000 properties
• Poor insulation

Even for new build properties at developments like Holt Street Plaza or Aston Place, a RICS Level 2 Survey can be valuable. While newer properties typically have fewer defects than older homes, our surveyors can still identify any construction issues, snagging items, or problems with fittings that may not be apparent during your viewing. Many new build developers also offer their own warranties, but an independent survey provides you with professional reassurance and documentation of the property's condition at handover.

The Holt Street Plaza development by SevenCapital offers modern 1 and 2-bedroom apartments with contemporary finishes, while Aston Place by Prosperity Wealth provides additional options in the B6 area. Even in these newer properties, our surveyors check for issues like inadequate ventilation that could lead to condensation, problems with window and door installations, and any defects in waterproofing in wet areas. We also assess the general build quality and ensure that materials and workmanship meet expected standards.

One advantage of surveying new build properties is that any issues identified can often be addressed under the developer's warranty or through the snagging process. Having an independent survey report gives you documented evidence of any defects, which can be invaluable when negotiating with the developer. Many buyers assume that new build properties don't need surveys, but this is a misconception that can prove costly if significant issues emerge after completion. Our survey provides you with and protects your investment from unexpected repair costs.