RICS Level 2 Survey in Shirley, B90 3

A RICS Level 2 Survey provides a thorough visual inspection of all accessible parts of the property. Our surveyors examine the walls, floors, ceilings, roof, bathroom, kitchen, and other key areas, looking for signs of damp, rot, structural movement, and general wear and tear. The survey includes an assessment of the property's construction, the condition of windows and doors, and the functionality of key fixtures and fittings. You will receive a clear traffic light rating system that highlights defects as either red (requires urgent attention), amber (requires attention but is not urgent), or green (satisfactory condition).

For properties in the B90 3 area, our surveyors pay particular attention to issues commonly found in local housing stock. Many properties in Shirley were constructed between the 1930s and 1970s, meaning that outdated electrical wiring, aging plumbing systems, and original structural elements may still be present. Our detailed reports include specific recommendations for remedial works, estimated costs for major repairs, and guidance on whether you should negotiate the asking price based on our findings.

The Level 2 Survey also includes a market value assessment and an insurance rebuild cost, which can be valuable information when arranging buildings insurance. If we identify any serious defects, we will recommend further specialist investigations, such as a structural engineer's report or testing for asbestos in older properties. This comprehensive approach ensures you have all the information needed to make an informed decision about your property purchase in Shirley.

During our inspection, we specifically examine construction elements unique to the Shirley area, including traditional brick cavity wall construction that is prevalent in properties from the mid-20th century, as well as solid wall constructions found in older residential properties. We carefully assess roof conditions, noting that tiled roofs on properties over 50 years old commonly exhibit slipped tiles, damaged flashing, and general wear that may require maintenance or replacement. Our surveyors also check the condition of any flat roofs, which are particularly common on mid-century apartment blocks in areas like B90 3PT.

• Visual inspection of all accessible areas
• Defect identification with severity ratings
• Market value and rebuild cost assessment
• Recommendations for specialist investigations

The diverse housing stock in the B90 3 area means our surveyors regularly encounter a range of defects that are typical of properties in this region. Damp problems are particularly common in older properties, with rising damp affecting many homes built before modern damp-proof courses were standard, while penetrating damp can occur in properties with damaged pointing, porous brickwork, or inadequate gutters. Condensation is also frequent in mid-century flats with original single-glazed windows and insufficient ventilation, particularly in kitchens and bathrooms where moisture levels are highest.

Roof defects represent another significant area of concern in Shirley properties. Many homes built between the 1930s and 1970s have original tiled roofs that have now exceeded their expected lifespan. We commonly find slipped tiles, cracked or missing tiles, deteriorated pointing to ridge tiles, and damaged flashing around chimneys and roof windows. Flat roofs, which are common on mid-century apartment blocks, often show signs of ponding, membrane deterioration, and seam failures that can lead to water penetration. These issues are particularly important to identify given the variable weather conditions experienced in the West Midlands.

Timber defects are also frequently identified in our Shirley surveys. Woodworm activity can affect structural timbers in properties of any age, while wet rot and dry rot can develop in areas of persistent damp or inadequate ventilation. We pay particular attention to floor timbers, roof trusses, and window frames, as these are common problem areas. Our surveyors will recommend appropriate treatment options and advise on whether specialist timber preservation specialists should be consulted for any significant findings.

Electrical and plumbing issues are routinely discovered in properties from the mid-century period. Original wiring systems from the 1960s and 1970s often do not meet current regulations and may not be capable of handling modern electrical demands. Similarly, lead or galvanised steel plumbing pipes commonly found in older properties can be prone to leaks and reduced water pressure. Our surveyors will identify these issues and recommend that a qualified electrician or plumber inspect the systems before you complete your purchase.

The B90 3 postcode covers Shirley and surrounding areas in Solihull, a popular residential location with diverse housing stock ranging from Victorian terraces to modern apartments. With 592 residential property sales in the B90 area over the last 12 months, the local market remains active, but price trends vary significantly across different sub-postcodes. For example, B90 3ED has seen a 21% decrease compared to the previous year, while B90 3FT has experienced a remarkable 139% increase. This variability makes it even more important to obtain an independent survey that accurately reflects the property's current condition and value.

Many properties in Shirley were built using traditional brick construction with tiled roofs, and a significant proportion of the housing stock is over 50 years old. Properties from the mid-century period, particularly the flats commonly found in B90 3PT and similar areas, often have original features that may not meet current building regulations. Our surveyors are experienced in identifying issues such as rising damp, penetrating damp, timber defects including woodworm and rot, and the condition of flat roofs that are particularly common in this type of construction.

The local area also benefits from several new build developments, including Treadwell Court, Century House on Stratford Road, and the Oakview Development. Even new properties can benefit from a Level 2 Survey, as our inspectors can identify snagging issues, construction defects, or problems with finishes that may not be apparent during a casual viewing. Whether you are purchasing a brand new apartment at Century House or a traditional semi-detached house on one of Shirley's established residential roads, a RICS Level 2 Survey provides essential protection for your investment.

Beyond standard residential properties, the B90 3 area includes some specialist residential options. Solihull Village on Stratford Road is a new retirement village operated by The ExtraCare Charitable Trust, offering independent living options for older residents. Properties in or near conservation areas, such as those close to Shirley Park, may have additional considerations that our surveyors are experienced in assessing. Whether your potential new home is a modern apartment, a period property, or a retirement living option, we have the expertise to provide a thorough and professional survey.

• Geological subsidence risk from Mercia Mudstone
• Surface water and river flooding potential
• Mid-century construction defects common in 1930s-1970s properties
• Outdated electrical and plumbing systems in older homes