RICS Level 2 Survey in B17

Period houses dating from 1800 to 1911 make up the dominant housing type across many B17 streets. Edwardian semis along Serpentine Road and the roads around Harborne village, together with Victorian terraces closer to the High Street, represent the majority of transactions. Early-century houses built between 1912 and 1935 are also common in sectors like B17 0, where cavity wall construction first became widespread.

Pre-1919 properties use solid wall construction without a cavity. These walls rely on original lime mortar for weather resistance, and where modern sand-cement repointing has been applied in subsequent decades, trapped moisture leads to spalling brickwork and damp penetration. Our surveyors identify this pattern regularly across Harborne and note the extent of any repointing that needs to be redone in lime.

38% of homes across Birmingham were built before 1945, and Harborne's share of older stock is higher than the city average. This matters because properties of this age are most likely to present the defect patterns that a RICS Level 2 survey is specifically designed to identify: rising and penetrating damp, deteriorated roof coverings, outdated services, and structural movement linked to clay subsoils.

• Pre-1919 solid brick construction is standard across Victorian Harborne streets
• Edwardian semis on larger plots tend to have more complex roof geometries with more potential failure points
• Original sash windows, where retained, need checking for frame rot and putty failure
• Cast-iron rainwater goods are common and corrode at joints if not painted and maintained
• Rear outrigger extensions are a consistent source of damp and structural movement queries

Our survey follows the RICS Home Survey Standard. Every inspected element is graded using the three-point condition rating system. Condition Rating 1 (green) means no repair needed at present. Condition Rating 2 (amber) means the element needs repair or monitoring in the short to medium term. Condition Rating 3 (red) means serious or urgent defects needing immediate action or specialist investigation. The written report covers 26 defined elements across three categories: outside the property, inside the property, and services.

For B17's Victorian and Edwardian properties, we pay particular attention to the solid wall junctions - at window reveals, at the base of chimney stacks, and along the boundary between the main structure and any rear outrigger extension. These junction zones are where the majority of damp entries and minor structural movements originate. Our damp meter readings are taken at regular intervals across all external walls, with additional readings at floor level, around windows, and in any areas where staining or discolouration suggests previous water ingress.

The completed report is delivered by secure email within three to five working days. It includes condition ratings, a risk and liability summary, and the surveyor's overall assessment of the property. A debrief call with your surveyor is included: you can walk through every finding, ask questions in plain language, and get guidance on what to do next, whether that means proceeding with confidence, renegotiating, or commissioning specialist reports on specific elements.

• 26 defined elements inspected and graded across outside, inside, and services
• Damp meter readings at regular intervals across all external-facing walls
• Roof inspected from ground using binoculars and inside void where accessible
• Solid wall junction zones receive targeted inspection for moisture and movement
• Report delivered within 3-5 working days with surveyor debrief call included