Excellent

RICS Level 2 Surveys

RICS Level 2 Survey in B36

Independent, RICS-qualified survey for buyers in Castle Bromwich and the B36 area

Get A Quote & Book

RICS regulated surveyors nationwide

Instant online quotes & booking

4.7/5 on Trustpilot

Regulated

Your Independent RICS Level 2 Survey in B36

B36 covers Castle Bromwich, Shard End, and the eastern fringe of Hodge Hill - a predominantly residential postcode sitting between the M6 corridor and Birmingham Airport to the south. The area's housing stock is shaped by decades of suburban development, with a high proportion of semi-detached and terraced homes built between the 1930s and 1970s. Our RICS Level 2 Survey (also known as the HomeBuyer Report) is the most popular choice for buyers purchasing these types of properties in B36.

With the average property in B36 selling for £255,325 (Rightmove, last year), a survey investment of a few hundred pounds is modest against the financial exposure of an undisclosed defect. Our surveyors carry out a thorough visual inspection of the property - inside, outside, roof space, and grounds - and produce a clear, colour-coded report so you know exactly what you are taking on before you exchange contracts.

B36 properties face a specific set of risks: clay soils across much of Birmingham's inner and eastern suburbs can shrink and swell with seasonal moisture changes, placing stress on foundations. Post-war housing in areas like Shard End was often built quickly to meet demand, meaning construction quality varies. Our RICS Level 2 Survey identifies these concerns and tells you whether they are routine maintenance, a negotiation point on price, or a reason to walk away.

Get Your B36 Survey Quote

B36 Property Market at a Glance

£255,325

+5%

Average House Price

Rightmove, last 12 months

£290,711

Semi-detached Average

Rightmove, last 12 months

£211,100

Terraced Average

Rightmove, last 12 months

232

-38%

Annual Sales Volume

Property Solvers, last 12 months

£130,200

Flats Average

Rightmove, last 12 months

B36 Housing Stock - What Our Surveyors Find

The dominant property types in B36 are semi-detached and terraced houses, which together account for around 78% of all property transactions in the area over the last three years (OnTheMarket, 1,018 transactions). Semi-detached properties alone made up 411 of those sales, with terraced homes close behind at 385. Detached properties represent a much smaller share at 95 transactions, while flats accounted for 127. This concentration of semi-detached and terraced stock is typical of Birmingham's eastern suburbs, where large-scale interwar and post-war housing programmes created consistent streetscapes of two-storey brick properties.

Much of B36's housing dates from the 1930s to 1960s, covering areas like Castle Bromwich and Shard End. These properties were built using cavity wall construction - two leaves of brick separated by a cavity - which was a significant improvement over older solid wall buildings. However, cavity walls from this era can develop their own problems: failed wall ties, cavity insulation that has settled or become damp-retaining, and mortar joints that have eroded over decades. Our surveyors probe these areas specifically when inspecting B36 properties.

Properties built in the rapid post-war reconstruction period of the late 1940s and 1950s sometimes used non-standard construction methods. While the majority of B36's housing is traditional brick and tile, it is worth verifying construction type before purchase - some non-traditional builds use materials that affect both insurability and mortgage eligibility. Our RICS Level 2 Survey flags any non-standard construction and advises on the implications for the property.

Semi-detached homes: 411 transactions in B36 in the last 3 years (OnTheMarket)
Terraced homes: 385 transactions in B36 in the last 3 years (OnTheMarket)
Average detached price: £382,941 (Zoopla, last 12 months)
Most transactions below £300,000 - Level 2 is the appropriate survey type for this price range
Significant proportion of stock over 50 years old, making surveys particularly valuable

What Our RICS Level 2 Survey Covers

Our RICS Level 2 Survey is a thorough visual inspection carried out by a qualified RICS member. We assess the condition of every accessible element - from the roof covering and chimney stacks to the foundations, walls, floors, windows, and all drainage visible from ground level. Each element is rated on a three-point colour-coded scale: Condition Rating 1 (no action required), Condition Rating 2 (defects requiring attention but not serious), and Condition Rating 3 (serious defects requiring urgent attention or further investigation).

For B36 properties, we pay particular attention to the roof space, where older properties can show signs of timber rot, woodworm, or inadequate insulation. We check damp meter readings at multiple points across all external and internal walls, noting any variation that suggests active damp ingress or historic dampness. Condition Rating 3 items trigger a specific recommendation - whether to get a specialist report, renegotiate the price, or factor repair costs into your offer before proceeding.

The report also includes a market valuation and an insurance reinstatement figure, both provided by the same RICS surveyor. The valuation is particularly useful if you are purchasing with a mortgage, as it serves as an independent check against the agreed purchase price. Our report is delivered digitally within two working days of the inspection, and we are available by phone to discuss any aspect of the findings.

Book Your B36 Survey

B36 Property Type Breakdown (Last 3 Years)

Semi-detached 40%

Terraced 38%

Flats 13%

Detached 9%

Based on 1,018 transactions in B36 over the last 3 years. Source: OnTheMarket.

Clay Soils, Subsidence and Ground Movement in B36

Ground conditions beneath B36 include Mercia Mudstone - a clay-rich sedimentary rock that sits under much of Birmingham's inner and eastern suburbs. This geology creates a shrink-swell risk: during dry summers, the clay loses moisture and contracts; during wet winters, it rehydrates and expands. Where mature trees stand close to a property, their root systems draw significant moisture from the clay, amplifying this shrink-swell cycle and increasing the risk of settlement or subsidence to foundations.

Subsidence damage in clay-rich areas typically manifests as diagonal cracking running from the corners of windows or door openings, or stepped cracking along mortar courses in the brickwork. Hairline cracks are common and usually represent normal seasonal movement. Wider cracks - anything over 5mm in a tapered pattern - warrant closer investigation. Our surveyors are trained to distinguish between cosmetic cracking and structurally significant movement, and we include photographs and a clear written assessment for every crack we identify.

The River Tame runs through the northern and eastern parts of Birmingham, and low-lying ground near watercourses in B36 may carry additional flood risk. The Environment Agency's flood risk checker provides zone information for individual properties. Our RICS Level 2 Survey does not replace a formal flood risk assessment, but we note observable flood indicators and recommend further checks where appropriate to the specific property location.

Mercia Mudstone beneath much of B36 creates a shrink-swell risk for foundations
Mature trees within 5-10m of a property increase subsidence risk on clay soils
Diagonal cracking at window and door corners is a key indicator to check in older B36 properties
River Tame flood zones affect parts of northeast Birmingham - verify for individual plots via the Environment Agency
Our surveyors assess cracks by width, orientation, and taper to determine structural significance

Clay Soils and Mature Trees in B36

A significant proportion of B36's residential streets have mature oak, ash, and lime trees planted during the original 1930s and 1950s development phases. These trees are now 60-90 years old and their root systems can extend well beyond the visible canopy. On Mercia Mudstone clay, a mature tree within 10 metres of a property is a material risk factor for foundation movement. If the B36 property you are buying has large trees in the garden or on the adjacent pavement, our surveyor will specifically assess for ground movement indicators and advise whether a structural engineer's opinion is warranted before you exchange.

RICS Level 2 vs RICS Level 3 Survey - Which Is Right for Your B36 Property?

	RICS Level 2 (HomeBuyer Report)	RICS Level 3 (Building Survey)
Best for	Standard brick and tile properties built after 1900	Pre-1900 properties, non-standard construction, or major renovation planned
Inspection scope	Visual inspection of all accessible areas	More detailed; roof void and sub-floor inspected where accessible
Condition ratings	Traffic light system (CR1, CR2, CR3)	Detailed written condition assessment for each element
Valuation included	Yes - market value and reinstatement figure	Not always included - often an optional add-on
Report turnaround	2 working days	3-5 working days
Typical B36 cost	From £299	From £499
Recommended for B36?	Suitable for most semi-detached and terraced homes in Castle Bromwich and Shard End	Recommended for pre-1930s homes, suspected non-standard construction, or if planning significant works

For listed buildings or properties in conservation areas in B36, a Level 3 Building Survey is always recommended.

Our RICS-Qualified Surveyors Covering B36

Our surveyors covering B36 are all full members of the Royal Institution of Chartered Surveyors (RICS). Membership requires completion of a structured Assessment of Professional Competence and adherence to RICS professional standards, including compliance with the RICS Home Survey Standard - the regulatory framework that governs all residential survey work in England and Wales. When you book through us, you are engaging a surveyor with a professional obligation to provide impartial, evidence-based advice that works exclusively in your interest.

Our B36 surveyors have local knowledge of the area's development history, including the Bromford Estate and the post-war expansion into Shard End. They understand the construction techniques used in Castle Bromwich's housing stock and are familiar with the ground conditions that affect properties throughout this part of Birmingham. This local context means they know where to look for area-specific risks rather than applying a generic checklist.

We typically complete B36 survey inspections within 3-5 working days of booking, and we deliver your digital report within 2 working days of the inspection date. We are available by phone and email to discuss any aspect of your report findings. If our surveyor recommends further investigation - for example, a specialist damp survey or a structural engineer's report - we can help you identify appropriate local specialists for that additional work.

Get a B36 Survey Quote

How to Book Your RICS Level 2 Survey in B36

Get an instant online quote

Enter your B36 property's postcode, type, and approximate value to receive an instant survey quote. For most B36 semi-detached and terraced homes, prices start from £299.

Choose your preferred date

Select from available slots in our online booking calendar. We cover all B36 postcodes including Castle Bromwich, Shard End, and adjacent streets, with appointments typically available within 3-5 working days.

We confirm your RICS surveyor

You receive email confirmation of your allocated RICS-qualified surveyor, along with a pre-survey information note explaining what to expect on inspection day and how to prepare.

The inspection takes place

Your surveyor visits the property and carries out a thorough visual inspection, typically lasting 2-4 hours depending on the size and age of the property. You do not need to attend - the vendor or estate agent can provide access.

Receive your digital report

Your completed RICS Level 2 Survey report is delivered to your email within 2 working days of the inspection. The traffic light condition rating system lets you immediately identify which elements require attention.

Common Defects Our Surveyors Find in B36 Properties

Damp is one of the most frequently flagged issues in B36's older housing stock. Rising damp can occur where the original damp-proof course has failed or was never correctly installed. Penetrating damp enters through defective pointing, failed window seals, or blocked cavity trays. Condensation - the most common form of dampness in occupied properties - is often misdiagnosed as rising or penetrating damp. Our surveyors take calibrated damp meter readings at regular intervals across all external walls, recording readings in the report so you can assess the extent and pattern of any moisture ingress.

Roof condition is another common concern in B36's older properties. Roof coverings on interwar houses often used small clay tiles with a finite lifespan. Where original tiles remain, our surveyors assess them from ground level using binoculars and check the roof void for signs of water ingress, sagging battens, or light penetration where accessible. Lead flashings around chimney stacks are a common failure point on properties of this age, and blockages in guttering and downpipes can cause water to track back against the wall face over time.

Asbestos-containing materials may be present in B36 properties built before 2000. The most common locations are textured coatings on ceilings, floor tiles, soffit boards, and pipe lagging. Our RICS Level 2 Survey identifies suspected asbestos-containing materials and recommends a specialist asbestos survey where appropriate. This is particularly relevant for B36 properties with outbuildings, garages, or flat-roofed extensions built before the asbestos ban in 1999.

Damp - rising, penetrating, and condensation - all assessed with calibrated meter readings at regular intervals
Roof condition including tile integrity, lead flashings, guttering, and roof void access
Wall tie failure in cavity walls from the 1930s-1960s
Timber defects including woodworm and rot in floor and roof timbers
Asbestos-containing materials in pre-2000 properties, particularly outbuildings and garages
Outdated electrical installations and plumbing systems approaching end of service life
Foundation movement and cracking linked to clay soil shrink-swell on Mercia Mudstone

Book a B36 Inspection

B36 RICS Level 2 Survey Questions

How much does a RICS Level 2 Survey cost for a B36 property?

Our RICS Level 2 Survey prices for B36 start from £299 for properties up to around £200,000 in value. For the typical B36 semi-detached property priced around £255,000-£290,000 (Rightmove), the cost sits in the £350-£450 range. For a detached property at the higher end of the B36 market - around £380,000-£400,000 (Zoopla) - expect to pay around £450-£550. Pricing is based on property value and size rather than survey complexity. Get an instant quote by entering your B36 property's postcode and approximate value into our online calculator.

Is a RICS Level 2 Survey suitable for a 1950s B36 semi-detached house?

Yes, the RICS Level 2 Survey (HomeBuyer Report) is the recommended survey type for standard brick-built semi-detached properties from the 1950s, which make up a significant portion of B36's housing stock in areas like Shard End and Castle Bromwich. These properties were built using conventional cavity wall construction and strip foundations, both of which fall within the scope of a Level 2 inspection. We would only recommend upgrading to a RICS Level 3 Building Survey if the property shows visible signs of major structural movement, has been extensively extended, or if you are planning significant renovation works.

How long does a B36 survey inspection take?

A RICS Level 2 Survey inspection for a typical B36 semi-detached or terraced property takes between 2 and 3 hours on site. Larger detached properties may take 3 to 4 hours. You do not need to be present during the inspection - the vendor or estate agent can provide access. Our surveyor will contact you directly if they need to discuss anything during or immediately after the visit, and the full written report is delivered to you within 2 working days of the inspection completing.

What are the biggest survey risks for properties in B36?

The most significant risks in B36 properties relate to clay soil ground conditions, the age of the housing stock, and the condition of roofs and external elements. Clay soils in the Birmingham area - including Mercia Mudstone - create a shrink-swell risk that can affect foundations, particularly where mature trees stand within 5-10 metres of the property. Most of B36's housing stock dates from the 1930s to 1970s, meaning original elements such as roof tiles, lead flashings, damp-proof courses, and electrical systems may be approaching or past their service life. Asbestos-containing materials are also a consideration in any pre-2000 property.

Can the survey help me negotiate a lower price on a B36 property?

Yes, survey findings are routinely used in price negotiations. If our RICS Level 2 Survey identifies Condition Rating 3 items - such as roof repairs needed, active damp, or evidence of structural movement - you can use the surveyor's written assessment to request a price reduction or ask the vendor to carry out repairs before completion. Our report includes estimated repair cost ranges where relevant, giving you a factual basis for any renegotiation. For significant findings, we recommend seeking quotes from local contractors to support your negotiation position with the vendor.

What happens if the survey finds problems with the B36 property I want to buy?

Finding issues in a survey is not necessarily a reason to withdraw from a purchase. Our RICS Level 2 Survey distinguishes between routine maintenance items (Condition Rating 2) and serious defects requiring urgent attention (Condition Rating 3). For CR3 items, we recommend specific further investigations or specialist surveys. You can then use this information to renegotiate the purchase price, request repairs from the vendor, or make an informed decision about whether to proceed. We are available by phone to discuss your report findings and help you understand the practical implications of what the surveyor has identified.

Do I need a survey if my mortgage lender is already doing a valuation?

Yes, and this distinction matters. A mortgage valuation is carried out for the benefit of the lender - not for you. It confirms the property is adequate security for the loan amount, but it is a brief inspection that does not assess condition in detail. Many buyers in B36 have proceeded based on a satisfactory mortgage valuation only to discover costly defects after moving in. The RICS Level 2 Survey is your independent assessment, and the duty of care runs exclusively to you as the buyer. With average house prices in B36 around £255,325 (Rightmove), the cost of a survey is modest relative to the potential cost of an unexpected repair.