RICS Level 2 Survey in B38

The ground beneath B38 is predominantly Mercia Mudstone Group - a red mudstone that behaves as a shrink-swell clay. During dry summers, the clay contracts. During wet winters, it expands. Properties built directly on this geology - without deep enough foundations - can crack and move with the seasonal cycle.

Our surveyors look for the characteristic signs of clay shrinkage damage: diagonal cracking from window and door corners, stepped cracking in brickwork following mortar joints, and internal plaster cracking that reappears after redecoration. We record crack width, direction, and distribution to distinguish structural movement from cosmetic settlement.

Mature trees within 10 metres of a property compound the risk. The root systems of large oaks, poplars, and willows extract moisture from the clay more aggressively than grass, creating localised desiccation and differential settlement. Our inspection identifies trees likely to pose a risk and includes recommendations on whether a structural engineer's assessment is warranted before exchange.

Where subsidence is suspected, we recommend a specialist structural engineer report rather than proceeding without one. Our Level 2 report flags the concern, documents evidence, and gives you the grounds to negotiate with the seller over remediation costs or price reduction before exchange.

Our chartered surveyors carry out a thorough visual inspection of every accessible part of the property. We assess the roof covering from ground level using binoculars, check loft spaces where access is available, test for damp using a calibrated moisture meter at regular intervals across all external walls and in areas prone to condensation.

Inside the property, we inspect ceilings, walls, and floors across every room, recording condition ratings against the RICS traffic-light system. We check windows, doors, and joinery for rot and poor fit; inspect the visible electrical consumer unit; and note the age and type of boiler and heating controls. We run hot and cold taps to check flow and drainage.

• Roof structure and covering - tiles, slates, flashings, chimneys
• Walls and foundations - cracks, settlement, damp penetration
• Floors - suspended timber, solid, concrete, signs of movement or damp
• Ceilings - cracks, staining, signs of water ingress from above
• Windows and external doors - condition, seals, rot, security
• Services - boiler, radiators, electrical consumer unit, visible plumbing
• Drainage - visible inspection chambers, gullies, downpipes
• Garage, outbuildings, and boundaries where present

The final report uses RICS condition ratings 1, 2, and 3 (where 3 indicates defects needing urgent attention) and includes a reinspection list where areas were inaccessible. We issue the report within 48 hours of completing the inspection.

Damp is the most frequently flagged defect in B38's older housing stock. Our surveyors use a calibrated moisture meter across all external walls, reading at regular 500mm intervals from floor level to 1.2 metres. Readings above 20% on a resistance-mode instrument indicate moisture requiring further investigation, and we note the pattern - rising from the base suggests a failed damp-proof course, while scattered high readings point to penetrating damp or condensation.

Asbestos-containing materials are present in a substantial proportion of B38 properties built before 2000. Common locations include textured ceiling coatings (artex), insulation boards around boilers and pipework, garage and outbuilding roofs in corrugated sheet form, and floor tiles beneath vinyl or carpet. Our Level 2 survey notes the presence of suspected ACMs and recommends a specialist asbestos survey where materials are disturbed or degraded.

Outdated electrics appear in roughly half the pre-1980 properties our surveyors inspect in south Birmingham. Signs include round-pin sockets, fuse wire fuse boards rather than modern circuit breakers, and single-core aluminium wiring in properties built in the 1960s and 1970s. We record the consumer unit type and visible installation condition, and recommend an EICR (Electrical Installation Condition Report) where the installation appears aged.