RICS Level 2 Survey in B43 Great Barr

Hamstead Colliery operated on the north-west border of Birmingham from 1875 until its final closure in 1965. At its peak, the colliery employed hundreds of local workers and sank shafts to significant depths beneath Great Barr and the surrounding area. When the colliery closed, much of the pithead site was developed for housing - but the shafts and tunnels beneath remain.

The Coal Authority holds records of historic mine workings and can flag whether a property sits within a coal mining development high-risk area. Our surveyors routinely recommend a Coal Authority search for properties in B43 as part of the conveyancing process. If the search reveals historic workings beneath the property, a specialist mining survey may be advisable before exchange.

Signs that may indicate mining-related ground movement include stepped cracking in brickwork along mortar joints, doors and windows that have become difficult to open or close, and uneven floor surfaces. Our Level 2 survey uses RICS condition ratings to flag these issues. A Condition Rating 3 on structural cracking triggers an immediate recommendation for a specialist structural engineer's report before proceeding with the purchase.

Claims for damage caused by historic coal mining are handled through the Coal Authority. If our survey identifies potential mining-related subsidence, we provide guidance on the claims process and the types of specialist investigation that may be required. This gives you a clear picture of both the risk and the route to resolution before you commit to the purchase.

Taylor Wimpey is currently marketing two developments in the Great Barr area. Woven Oaks offers 2 and 3-bedroom semi-detached homes from £265,000 to £299,950. Appledown Gate offers 3-bedroom semi-detached and detached homes from £315,000 to £345,000. Both developments are listed as Great Barr, Birmingham, though exact B43 postcodes for the sites have not been confirmed by the developer.

New build properties in Great Barr typically come with an NHBC Buildmark or similar structural warranty covering the first 10 years. Despite this, our snagging surveys on new builds regularly identify defects including incomplete or poorly fitted kitchen units, gaps in floor finishes, cracking at internal corner joints, poorly adjusted doors, and external drainage that has not been correctly graded. These are easier and less costly to fix when flagged before legal completion.

A RICS Level 2 survey is appropriate for new build homes in B43, but many buyers opt for our dedicated snagging inspection service instead. A snagging survey focuses specifically on identifying construction defects and incomplete work before you move in - at a time when the developer is still obligated to fix them. If you are buying a new build in the Great Barr area, check our snagging survey page for details of what is included.

Our RICS Level 2 survey report is structured around 14 main sections covering every major element of the property. For B43 properties, the sections that most frequently generate Condition Rating 2 or 3 findings are: the roof covering, where ageing concrete interlocking tiles common on 1970s builds often show cracking and moss growth; the external walls, where failed mortar joints and cracked render are common on post-war rendered semis; and the services, where original 1960s wiring systems fail modern electrical standards.

Inside the property, we inspect all internal walls and ceilings, flooring, and built-in joinery. Rising damp from failed damp-proof courses is a frequent issue in older B43 properties, particularly those with solid ground floors or where external ground levels have been raised above the original damp-proof course level. We use moisture meters at low-level wall positions around the full perimeter of each room to map any damp pattern and confirm whether it is rising damp, penetrating damp, or condensation-related.

The report includes a specific section on drainage. For B43 properties with detached garages or outbuildings, we check whether surface water drainage from these structures has been connected properly and is not discharging against the main house wall. For properties with extensions - common across Great Barr's semi-detached stock - we assess whether the extension roof drainage connects correctly to the main drainage system and whether the extension walls show any signs of differential movement relative to the original structure.

• Full condition ratings for all main elements using RICS 1-2-3 system
• Damp and moisture assessment with meter readings
• Structural cracking evaluation and movement history assessment
• Roof space inspection and roof covering condition
• External wall, window and door condition
• Services commentary - visible elements of heating, electrics and plumbing
• Floor condition assessment including signs of settlement
• Drainage and external works assessment
• Specific commentary on any extensions or alterations
• Coal mining risk commentary for properties in the Hamstead Colliery area
• Summary of Condition Rating 3 items requiring immediate investigation
• Recommendation for any specialist investigations required before exchange