Expert property surveys for Shirley and Solihull buyers
Regulated
B90 covers Shirley and the surrounding Solihull suburbs - from the post-war semis on Blossomfield Road and Hazel Grove to the late-1990s urban village development at Dickens Heath. 592 residential property sales took place here in the last twelve months at an average of £314,652. A Level 2 survey from our RICS-qualified team gives buyers a clear, independent view of what they are purchasing before they commit to one of the biggest financial decisions of their lives.
The B90 postcode sits just off Junction 4 of the M42, making it popular with Birmingham and Coventry commuters. Properties on roads closest to the motorway corridor - such as those near Stratford Road and Dog Kennel Lane - can be subject to traffic noise, which our surveyors note in the environmental section of the report. The housing stock here is dominated by 1970s semi-detached houses, though Dickens Heath adds a distinct layer of 1997-2010 timber frame and modern brick-and-block construction that requires different survey attention from the classic Shirley semi.
The HomeBuyer Report - formally the RICS Level 2 survey - gives you a traffic-light condition rating across every element of the property, from the roof tiles down to the drains. We cover damp, structural movement, timber defects, and all the issues that could affect the value or safety of your new home.
£314,652
Average House Price
£491,845
Detached Average
HM Land Registry
592
Property Sales
last 12 months
100 days
Average Sale Time
listing to completion
From £257,500
Bellway New Builds
Lucas Green, Dog Kennel Lane
Properties in B90 are taking an average of 100 days to sell from listing to completion - one of the longer sale timelines in the West Midlands. Buyers in this market have more time to do their due diligence, and our RICS Level 2 survey is the most important step in that process.
Shirley's housing stock is a mix of post-war build and 1970s development. Properties from that era were built to standards that look very different from today's regulations. Our surveyors assess cavity walls for failed insulation, check flat roof extensions that are now approaching fifty years old, and test for damp ingress in kitchens and bathrooms where original waterproofing has deteriorated.
The B90 property market also includes a small but growing new build sector, with Bellway Homes' Lucas Green development on Dog Kennel Lane offering apartments from £257,500. Even new builds benefit from a snagging survey - see our related services below. For the bulk of B90's resale market, however, a RICS Level 2 HomeBuyer Report is the right tool.
Our report arrives within 3-5 working days of the inspection. It is written in plain English using condition ratings 1, 2, and 3. A rating 3 flags issues that need urgent attention before you exchange contracts. We highlight them clearly so your solicitor can raise enquiries and you can negotiate if needed.
Our RICS-qualified surveyors carry out a thorough visual inspection of every accessible part of the property. In B90, where the dominant stock is 1970s semi-detached housing, our inspectors focus on the specific vulnerabilities of that era.
Our inspectors assess the roof from ground level using binoculars and from within the loft where access permits. For 1970s flat roof extensions - common in Shirley - we check membrane condition and parapet details carefully, as these are a frequent source of expensive remedial work.
In B90's Dickens Heath area - properties built from 1997 onwards as part of a planned urban village development - our inspectors pay particular attention to timber frame construction details: looking for render cracking at panel junctions, checking for condensation within cavities, and assessing whether insulated render systems show signs of delamination or water tracking behind the finish. These later builds present different risks from the traditional brick-built Shirley stock and require a surveyor familiar with both construction eras.
Based on Level 2 survey reports completed for 1970s-era semi-detached properties in the B90 and wider Solihull postcode area.
A significant proportion of B90's housing was built between 1945 and 1980, with many of the semi-detached properties on Shirley's residential streets dating from the 1970s. At that age, these homes are approaching or have passed the fifty-year mark - the point where deferred maintenance becomes visible and costly.
Electrical systems in 1970s properties were typically installed with older fuse boards rather than modern consumer units with RCD protection. Our surveyors note the type of consumer unit during the inspection. Where we find an outdated board without residual current device protection, we flag it as a condition 2 or 3 item and recommend a full EICR electrical report before exchange.
Cavity wall insulation is another issue our surveyors find regularly in B90. Properties built in the 1970s and 1980s often had cavity fill insulation installed retrospectively during the 1990s or 2000s. Over time, this insulation can slump, bridge the cavity, or become waterlogged - creating cold spots and damp problems. Our inspectors use a damp meter to identify patterns consistent with failed cavity fill, and recommend a cavity wall inspection before you commit to purchase.
For properties in B90 where the owner has added extensions - single-storey kitchen extensions with flat roofs are particularly common - our inspectors check where the extension roof meets the original structure. This junction is a frequent point of water ingress if the flashing has corroded or the sealant has failed.
Bellway Homes is currently building at Lucas Green on Dog Kennel Lane, Shirley B90, with apartments starting from £257,500. New build properties come with a developer warranty - typically a 10-year NHBC Buildmark policy - but this does not replace an independent survey. Our snagging surveys check for defects in workmanship and materials that the developer is obliged to fix before you move in. Items like plasterwork cracking, door alignment problems, and missing insulation in roof spaces are common in new builds and are only visible during the first twelve months when warranty claims can still be raised.
Not sure which survey you need? Our team can advise based on the property address and age.
Surveys for B90 properties start from £299 for our RICS Level 2 (HomeBuyer Report). The final price depends on the property size, type, and any complexity such as large extensions or outbuildings. For a standard 3-bedroom semi-detached house in Shirley, buyers typically pay between £299 and £450.
Nationally, RICS Level 2 surveys average around £455, with a range of £400 to £1,000 for larger or more complex properties. Our pricing for B90 is at the competitive end of that range, reflecting our direct booking model and local surveyor network in the Solihull area.
The cost of a survey must be weighed against the cost of missing a significant defect. A failed flat roof extension in B90 costs between £3,000 and £8,000 to replace. Rewiring a 1970s property typically runs from £3,500 to £6,500. Our survey fee pays for itself if it identifies even one of these issues - and gives you the evidence to renegotiate the purchase price with the vendor.
Enter the B90 property address and type on our quote page. You receive an instant price with available inspection dates. Most B90 inspections can be scheduled within 5-7 working days of booking.
Once you confirm your booking, our team contacts the estate agent or vendor to arrange access. You do not need to attend the inspection yourself, though you are welcome to meet our surveyor at the property.
Our RICS-qualified surveyor spends 2-4 hours at the property depending on its size. They carry out a thorough visual inspection of all accessible areas, taking photographs and notes throughout. A typical 3-bedroom B90 semi takes around 2.5 hours.
Your report is delivered by email within 3-5 working days of the inspection. It uses plain English and condition ratings 1-3 to describe every element of the property. A summary page highlights any urgent issues.
Our surveyor is available by phone or email to discuss the findings. If a condition 3 issue is identified, we can explain what it means for your purchase and what specialist reports you should consider before exchange of contracts.
Once you receive your report, you have three options: proceed with the purchase as planned, raise enquiries with the vendor through your solicitor, or renegotiate the purchase price based on the remedial costs identified. Our reports include estimated cost ranges for significant defects to support these negotiations.
For B90 properties where our surveyors identify complex issues - such as suspected structural movement, active damp beyond what a standard treatment can resolve, or electrical systems requiring a full rewire - we recommend specialist reports before exchange. These might include a structural engineer's report, a damp and timber specialist survey, or a full EICR electrical condition report. Our post-survey support service can help you find qualified specialists in the Solihull area.
In a market where B90 properties are taking an average of 100 days to sell, vendors are motivated to work with buyers who identify genuine issues. Our survey gives you a credible, RICS-backed document to support any price negotiation - and it protects your mortgage lender's interest in the property as well as your own.
Our surveying team covers the full Solihull Borough and surrounding Birmingham postcodes. If you are buying nearby, we offer the same RICS Level 2 HomeBuyer Report service across the following areas.
Each of these areas has its own housing stock characteristics. B91 and B93 include more Victorian and Edwardian properties where a RICS Level 3 Building Survey may be more appropriate. Our quote system automatically suggests the right survey type based on the property's age and type when you enter the address.
For B90 properties, our Level 2 HomeBuyer Report starts from £299 for smaller flats and terraces. A standard 3-bedroom semi-detached house in Shirley typically costs between £349 and £399. The exact price depends on the property size, number of rooms, and any outbuildings or large extensions. Nationally, RICS Level 2 surveys average around £455. Our B90 pricing reflects our direct booking model and local surveyor network. You receive an instant quote when you enter the property address on our quote page - no obligation to book.
Yes - a RICS Level 2 HomeBuyer Report is the standard survey for 1970s semi-detached properties in B90. This era of housing is well-served by a Level 2 inspection, which covers the visual condition of all major elements including the roof, walls, damp, electrics, and services. Our surveyors are very familiar with the typical defects found in Shirley's 1970s stock: outdated consumer units, flat roof extension failures, cavity wall insulation deterioration, and damp from failing external seals. If the property has been significantly altered or shows signs of structural movement, we may recommend upgrading to a Level 3 Building Survey.
A standard 3-bedroom semi-detached property in B90 takes our surveyors approximately 2.5 to 3 hours to inspect. Larger detached properties or those with outbuildings may take up to 4 hours. The inspection covers all accessible areas of the property, including the loft where access is available, the garden, outbuildings, and any garages. You do not need to be present during the inspection - our team arranges access directly with the estate agent. Your report is then delivered within 3-5 working days of the inspection date.
In B90's predominantly 1970s housing stock, our surveyors regularly find: damp ingress - particularly rising damp at ground floor level and penetrating damp under windows - affecting around 52% of properties inspected. Flat roof extensions are a very common issue, with membrane deterioration or failed flashings found in around 41% of B90 properties that have such extensions. Outdated electrical consumer units without RCD protection appear in approximately 38% of surveys. Chimney repointing and failed double-glazing seals are also frequent findings. Our report gives each defect a condition rating from 1 to 3, with 3 indicating items requiring urgent attention before exchange.
Yes - and many B90 buyers do. The survey report includes estimated remedial cost ranges for significant defects, giving you a RICS-backed document to support price negotiations with the vendor. In B90, where properties are currently taking an average of 100 days to sell, vendors are typically motivated to work with engaged buyers. If our survey identifies a significant defect - such as a flat roof needing replacement (£3,000 to £8,000) or electrical rewiring required (£3,500 to £6,500) - you can ask the vendor to reduce the purchase price by the remedial cost, or to arrange the work before completion. Your solicitor raises the findings as formal enquiries on your behalf.
New build properties at Lucas Green on Dog Kennel Lane, B90 come with a developer warranty - typically a 10-year NHBC Buildmark policy - but this is not a substitute for an independent inspection. Our snagging surveys for new builds check for defects in workmanship and materials that the developer is responsible for fixing before you occupy the property. Common snagging items include plasterwork cracking, misaligned doors and windows, incomplete decoration, and missing loft insulation. The snagging inspection should be carried out before you move in to ensure the developer rectifies defects under warranty while the obligation still stands.
Dickens Heath was developed in phases from 1997 onwards as a planned urban village, and the properties here differ significantly from the 1970s Shirley semis that make up the bulk of B90. Much of the Dickens Heath housing stock is timber frame or modern brick-and-block construction. A Level 2 HomeBuyer Report covers Dickens Heath properties in full, and our surveyors focus on construction details specific to that era: checking for render cracking at timber panel junctions, looking for any signs of moisture within cavities, and noting whether any rainscreen cladding or insulated render systems show signs of delamination. For Dickens Heath properties with visible render cracking or unusual construction, we may recommend upgrading to a Level 3 Building Survey.
Our full range of property inspections covering B90 and Solihull
From £499
Full structural assessment for older or altered B90 properties
From £299
Independent inspection for new builds at Lucas Green and other B90 developments
From £79
Energy Performance Certificate for B90 properties - required for sale or rent
From £199
Full EICR for 1970s B90 properties with older consumer units
From £199
Detailed roof inspection - no scaffolding needed for standard B90 semis
From £199
Asbestos testing for B90 properties built before 2000
RICS Level 2 Surveys In London
RICS Level 2 Surveys In Plymouth
RICS Level 2 Surveys In Liverpool
RICS Level 2 Surveys In Glasgow
RICS Level 2 Surveys In Sheffield
RICS Level 2 Surveys In Edinburgh
RICS Level 2 Surveys In Coventry
RICS Level 2 Surveys In Bradford
RICS Level 2 Surveys In Manchester
RICS Level 2 Surveys In Birmingham
RICS Level 2 Surveys In Bristol
RICS Level 2 Surveys In Oxford
RICS Level 2 Surveys In Leicester
RICS Level 2 Surveys In Newcastle
RICS Level 2 Surveys In Leeds
RICS Level 2 Surveys In Southampton
RICS Level 2 Surveys In Cardiff
RICS Level 2 Surveys In Nottingham
RICS Level 2 Surveys In Norwich
RICS Level 2 Surveys In Brighton
RICS Level 2 Surveys In Derby
RICS Level 2 Surveys In Portsmouth
RICS Level 2 Surveys In Northampton
RICS Level 2 Surveys In Milton Keynes
RICS Level 2 Surveys In Bournemouth
RICS Level 2 Surveys In Bolton
RICS Level 2 Surveys In Swansea
RICS Level 2 Surveys In Swindon
RICS Level 2 Surveys In Peterborough
RICS Level 2 Surveys In Wolverhampton
Expert property surveys for Shirley and Solihull buyers
Get A Quote & BookMost surveyors take 1-2 days to quote.
We'll price your survey in seconds.
Most surveyors take 1-2 days to quote.
We'll price your survey in seconds.
Homemove is a trading name of HM Haus Group Ltd (Company No. 13873779, registered in England & Wales). Homemove Mortgages Ltd (Company No. 15947693) is an Appointed Representative of TMG Direct Limited, trading as TMG Mortgage Network, which is authorised and regulated by the Financial Conduct Authority (FRN 786245). Homemove Mortgages Ltd is entered on the FCA Register as an Appointed Representative (FRN 1022429). You can check registrations at NewRegister or by calling 0800 111 6768.
We use cookies to show you personalised content and improve your experience of our website. Find out more in our Privacy policy and Cookie policy.
