RICS Level 2 Survey in B78

A mortgage valuation protects the lender, not the buyer. It confirms the property is worth the loan amount secured against it - nothing more. Buyers of B78 properties need an independent assessment that examines the actual physical condition of the building, identifies defects, and flags risks the seller has no obligation to disclose unprompted. That is exactly what a RICS Level 2 survey delivers.

We regularly find that B78 properties carry specific structural and environmental risks that a mortgage valuation will not catch. Clay-rich soils cause seasonal foundation movement in older properties. New-build defects go undisclosed without a snagging inspection. And for properties in Polesworth, Dordon, and parts of Kingsbury - areas that sit within or adjacent to the former Warwickshire Coalfield - a Coal Authority search is an essential additional safeguard. Birch Coppice Colliery operated in Dordon until 1987 and Pooley Hall Colliery in Polesworth until 1965; shallow mine workings in this area can affect ground stability, and Coal Authority mining searches are required before exchange on affected properties.

The B78 housing stock also includes significant new-build activity. Multiple developments from Taylor Wimpey, Barratt Homes, Peveril Homes, and Maplevale Homes are active across Fazeley and Kingsbury. New builds carry their own inspection requirements: they are not defect-free by definition, and a snagging survey at or just before legal completion identifies construction defects while the developer is still contractually obliged to remedy them. Existing stock benefits from the RICS Level 2 survey.

• Full visual inspection of all accessible elements - roof, walls, floors, ceilings, windows, doors
• Damp meter readings at regular intervals across all external walls and ground-floor timbers
• Roof void inspection where access is available - check for moisture staining, rafter condition, felt integrity
• Assessment of services: heating, visible plumbing, electrical consumer unit type and apparent age
• Clear traffic-light Condition Ratings (1-3) throughout the report
• Recommendations for specialist reports where defects require further investigation

Our surveyors regularly encounter the consequences of clay soil movement in B78 properties. Clay-rich soils across the Tamworth area are subject to shrink-swell behaviour: the soil volume increases as it absorbs moisture in wet conditions and shrinks as it dries in summer. This seasonal movement, repeated over decades, causes progressive foundation settlement and the characteristic cracking patterns that signal ground-related structural movement in older properties.

The signs of shrink-swell subsidence that our surveyors look for include diagonal cracking patterns in external masonry (typically tapering cracks wider at the top, running at 45 degrees from window and door corners), internal plasterwork cracking that follows the same diagonal pattern, and out-of-plumb chimney stacks or gable walls. Not all cracking indicates subsidence - many cracks are attributable to normal thermal movement or minor settlement in the first years after construction. Our surveyors are trained to distinguish between these patterns and advise on when specialist structural investigation is warranted.

Properties with large mature trees near the foundations are at elevated risk in clay soil areas. Tree roots extract significant volumes of soil moisture, drying the clay and causing local subsidence under the affected section of the building. Our inspection checks for proximity of trees relative to the building footprint and flags this risk where relevant. Buyers can then commission a specialist structural engineer's report before exchange to assess the subsidence risk and any remediation requirements in detail.

B78 also carries genuine flood risk from the River Anker and River Tame. The Environment Agency maintains an active flood warning area for the River Anker at Polesworth (EA reference 033FWF3ANKR007), covering streets including Bridge Street, Market Street, Grendon Road, and Pooley View. The River Tame at Marston, Kingsbury, and Cliff is a second active EA flood warning area (ref 033FWF3TAME016), affecting properties near the Tame valley corridor and Kingsbury Water Park. Our survey flags visible flood risk indicators on site - high-water marks, modified floor levels, floor-level step-downs, or evidence of historic water ingress - and recommends a full environmental and drainage search where we identify indicators or where properties sit within known flood risk corridors.

Local survey pricing in B78 is transparent and value-band based. Properties under £300,000 attract fees in the following ranges: 1-2 bedroom flats cost £400-£450; 1-2 bedroom houses cost £425-£475; 3-bedroom houses cost £450-£550; 4-bedroom houses cost £500-£600; 5-bedroom houses cost £550-£650. These fees exclude VAT and may carry a premium for older properties or those with non-standard construction features.

Property age directly affects survey cost. Pre-1900 properties carry a 20-40% premium over standard rates because of the additional inspection complexity - original building materials, non-standard construction methods, and the greater likelihood of historic defects that require careful assessment. Properties built between 1900 and 1950 carry a 10-20% premium. Given that a significant proportion of B78's housing stock pre-dates 1980, buyers should factor the potential age premium into their survey budget.

The cost-benefit case for a survey in B78 is clear. Subsidence remediation in a clay-soil area costs £5,000-£30,000 depending on severity and method. Full rewiring of a 3-bedroom semi-detached costs £3,000-£5,500. A damp investigation and treatment program runs to £1,500-£4,000 depending on extent. A survey costing £450-£550 that identifies any of these conditions before exchange gives buyers the evidence to negotiate a price reduction, request remediation, or withdraw cleanly from a purchase that carries unacceptable risk.