RICS Level 2 Survey in B9

The bulk of B9's residential housing stock dates from the Victorian and Edwardian periods, with large concentrations of pre-1919 terraced homes in Bordesley Green and Small Heath. These properties share a set of common structural characteristics that our surveyors know well: solid red brick walls without cavities, slate or clay tile roofs, shallow brick footings, and timber floor joists that have spent a century or more in contact with Birmingham's damp clay ground.

Solid brick construction means there is no cavity to interrupt the path of moisture from external walls to internal plaster. Rising damp and penetrating damp are frequently flagged in our surveys of older B9 terraces - particularly in ground-floor rooms where the damp-proof course has failed or was never properly installed. We record damp meter readings systematically across all external walls at regular intervals, giving you objective data rather than guesswork.

Roof structures on pre-1919 properties in B9 commonly show signs of age: slipped, cracked, or missing clay or slate tiles, deteriorated lead flashing around chimneys, pointing failure at chimney haunching, and minor roof spread where the wall plate connection has weakened. Our inspectors assess the roof from ground level using binoculars and from internal loft access where safe entry is possible, checking for signs of water ingress, rafter deflection, and the condition of purlin supports.

Timber decay is another recurring finding. Sub-floor timbers, particularly in ground-floor rooms without adequate through-ventilation, are vulnerable to wet rot where airbricks have been blocked or ground levels raised. Window frames on unrenovated Victorian properties frequently show paint failure, water ingress along sills, and early-stage rot at joints. Our report details the location, extent, and likely cause of any timber defects we find, so you can obtain accurate repair quotes before you negotiate on price.

• Damp: rising damp, penetrating damp, and condensation assessed with meter readings
• Roof: tile condition, flashing, chimney, and loft structure checked from inside and outside
• Timber: sub-floor joists, window frames, and loft timbers inspected for rot and woodworm
• Electrics: fuse board, wiring age, and visible installation assessed for safety
• Structural movement: cracks, lintel condition, and wall alignment evaluated

Our RICS Level 2 Surveys in B9 start from £299 for smaller flats and apartments. Prices for the terraced houses that make up the majority of B9's housing stock - typically 2 to 3 bedrooms - range from around £350 to £450 depending on floor area and property value. For semi-detached homes, which account for 56 of the 140 sales in B9 over the last 12 months, expect to pay between £380 and £499. Detached properties and larger homes will attract fees towards the upper end of our range.

For comparison, local surveying firms in B9 typically quote between £450 and £700 for a semi-detached homebuyer report - our pricing is competitive while maintaining full RICS accreditation and a report that meets the RICS Home Survey Standard. All our quotes are fixed price and include VAT, with no hidden charges added at the point of booking.

A survey that costs £399 and identifies £8,000 of roof and damp remediation work pays for itself many times over through renegotiation of the purchase price or by giving you accurate repair budget data before you commit. Based on our experience in B9, damp remediation in a Victorian terrace typically costs £1,500 to £4,000 depending on extent, while a full re-roofing of a two-bedroom mid-terrace can cost £6,000 to £12,000. These are costs worth knowing before exchange.

• Flats and smaller apartments: from £299
• 2 to 3 bedroom terraced houses: from £350 to £450
• 3 to 4 bedroom semi-detached: from £380 to £499
• Larger detached or unusual properties: from £499
• All prices fixed, inclusive of VAT, no extras at booking

Pre-1945 properties in Bordesley Green and Small Heath were built long before the modern electrical standards and plumbing materials we take for granted today. Many of these homes have had partial updates over the decades without a complete rewire, resulting in a mix of old and new wiring that can create earthing problems, overloaded circuits, and safety risks. We check all visible electrical installations during the survey, noting fuse board type, wiring age, and any obvious defects.

In post-war properties from the 1945 to 1980 period, galvanised steel water pipes were common - these corrode from the inside, reducing water pressure and eventually failing. Properties from this era in B9 may also have older central heating systems with open-vented tanks in the loft rather than modern pressurised systems, which can freeze in cold winters if loft insulation is inadequate. Our report records the apparent age and condition of the heating system and pipework where accessible.

Where we identify significant concerns about electrical or plumbing installations, we recommend specialist reports before exchange: an EICR from a Part P registered electrician, and a Gas Safety Certificate (CP12) if the property has a gas boiler and no current certificate is available from the vendor. These reports typically cost £100 to £200 each and give you documentary evidence of the installation's current condition.