RICS Level 2 Survey in B45

Parts of B45, particularly around Lickey and Cofton Hackett, sit within or adjacent to the West Midlands Green Belt. This planning designation restricts development and preserves the rural character, but it also means that properties in these areas are subject to specific planning controls on extensions and alterations. Our survey checks whether any additions or outbuildings are consistent with the planning constraints applicable to the property.

Larger detached homes in the Lickey area can be substantially older than typical suburban B45 stock - some Victorian and Edwardian properties survive on the rural lanes. These properties often feature solid wall construction, original sash windows, and complex roof arrangements that require more detailed assessment than a post-war semi. We flag cases where a Level 3 Building Survey would provide greater protection than our Level 2 inspection.

The elevated ground towards Lickey Hills also means some properties are built into slopes or have split-level foundations. Our surveyors check for signs of differential settlement in split-level structures and inspect retaining walls and boundary structures where the garden levels differ significantly from the road. Retaining walls are a common source of defects in B45 properties on sloping sites.

We inspect every accessible part of the property from roof to foundations. Our surveyors use binoculars to assess roof coverings from ground level, noting the condition of tiles, mortar bedding on ridge and verge tiles, lead and zinc flashings at abutments and chimney bases, and the condition of gutters and downpipes.

Inside the property, we use a calibrated moisture meter across all external walls, taking readings at 500mm intervals from floor level to 1.2 metres. High readings are noted with the pattern of distribution recorded - this helps distinguish rising damp from lateral penetration or condensation. We also check loft spaces where access is available, inspecting roof timbers for woodworm, wet rot, and mechanical damage.

• Roof covering - tiles, slates, mortar, ridge tiles, flashings, valleys
• Chimney stacks - pointing condition, flaunching, chimney pots
• External walls - cracking patterns, pointing, render condition where applicable
• Windows and doors - frame condition, sill rot, glass seals, security fittings
• Internal floors - bounce and deflection, damp at perimeters, woodworm in older boards
• Ceilings and walls - cracks, staining, water marks from above
• Electrics - consumer unit type, visible cable condition
• Heating - boiler age and type, radiators, visible pipework and cylinder
• Drainage - gullies, inspection chambers, downpipe conditions

Every element receives a condition rating from 1 (satisfactory) to 3 (urgent repair required). Condition 2 and 3 items are photographed and included in the report. We deliver by email within 48 hours and offer a follow-up call to talk through any significant findings.

Damp is consistently the most identified defect across B45's older housing stock. In Rednal's inter-war semis, failed or bridged damp-proof courses are common - the original bitumen DPC has either broken down over decades or has been bridged by raised external ground levels, rendering paths, or the accumulation of soil against external walls. Our damp metre readings at regular intervals across all external walls identify affected areas and distinguish the cause.

Asbestos-containing materials are a consideration in any B45 property built before 2000. The Rubery post-war stock from the 1950s, 1960s, and 1970s is particularly likely to contain artex textured coatings on ceilings, asbestos cement garage roofing, insulation around pipework and boilers, and floor tiles beneath later vinyl or carpet layers. Our survey identifies suspected ACMs and recommends a specialist asbestos survey before any works are commissioned.

Outdated electrical installations appear in a significant proportion of the pre-1975 properties we inspect across B45. Round-pin sockets, fuse wire boards, and surface-run wiring from the 1960s are all signs that the installation has not been updated since the property was built. We note the type of consumer unit and condition of visible wiring, and recommend an EICR where the installation appears outdated or inadequate for current use.