RICS Level 2 Survey in BS7

A RICS Level 2 survey - formerly known as a Homebuyer Report - is designed for conventional residential properties in reasonable condition. In BS7, this covers the majority of the housing stock: the two and three-bedroom terraced houses along roads like Cheltenham Road and Ashley Down Road, the Edwardian semis in Bishopston, and the newer developments in Lockleaze and Horfield.

Our Level 2 surveys are particularly well-suited to properties built after 1945 that have not been significantly altered or extended. However, we also carry out Level 2 surveys on older properties where visible signs of defect are limited - though if our initial assessment reveals significant concerns, we will advise you whether a more detailed Level 3 building survey would be more appropriate.

The survey covers all main elements of the building: the roof, chimney stacks, external walls, windows and doors, internal walls, floors, ceilings, staircases, bathroom and kitchen fittings, and services such as gas, electricity, and drainage. We also assess the condition of permanent outbuildings and garden walls.

• Post-war and modern properties in reasonable condition
• Victorian and Edwardian terraces with no visible major defects
• Converted flats or apartments in standard construction
• Properties up to around £600,000 in standard BS7 locations
• First-time buyers seeking reassurance before exchanging contracts
• Investors purchasing buy-to-let properties in BS7

Every area has its own particular risk profile, and BS7 is no exception. Our chartered surveyors carry out dozens of inspections in this postcode each year, which gives us detailed knowledge of the environmental and geological factors that affect properties here. Below are the three most significant risks we assess in BS7.

Subsidence is a real concern across Bristol due to the city's coal mining history. Old workings from the coalfield extend beneath eastern parts of the city and northwards, and old mine shafts are estimated to affect as many as 170,000 homes across the wider Bristol area. While the primary mining districts were Bedminster and Easton, the risk is not confined to those areas. Our surveys check for the telltale signs of subsidence: diagonal cracking at door and window openings, stepped cracking in brickwork following mortar courses, and sticking doors or windows that suggest foundation movement.

Flooding is a second consideration. BS7 is traversed by the River Trym and the River Frome. Environment Agency data identifies sections of both rivers as posing flood risk to adjacent properties. Surface water flooding is also a risk in lower-lying parts of BS7 during heavy rainfall. Our survey reports note the relevant flood zone designation for the property and flag any evidence of previous water ingress.

Damp remains the most prevalent issue we find in BS7. Victorian terraced properties are particularly prone to rising damp where the original damp-proof course has failed or has been bridged by raised ground levels. Penetrating damp enters through deteriorating pointing, leaking rainwater goods, and cracked or poorly maintained render. Remediation costs for damp on a typical BS7 terrace range from £3,000 to £8,000 depending on extent - knowledge that can substantially strengthen your price negotiation.

• Subsidence linked to Bristol's coal mining geology beneath eastern and northern suburbs
• Flood risk from the River Trym and River Frome in lower-lying BS7 streets
• Rising damp in Victorian properties with failed or bridged damp-proof courses
• Shrink-swell clay soils susceptible to seasonal movement, especially near large trees
• Conservation area restrictions in the Gloucester Road corridor affecting repair options
• Eleven Grade II and Grade II* listed buildings in BS7 requiring specialist assessment

Our survey fees in BS7 start from around £450 for a standard two or three-bedroom property. Bristol pricing sits slightly above the national average of £455 due to the South West market premium and the additional time our surveyors spend on the area's older, stone-built housing stock. Larger or more complex properties attract proportionally higher fees.

Pricing is primarily driven by two factors: property value and property complexity. For a two-bedroom flat priced at around £250,000, you should expect to pay £450-£500. For a three-bedroom Edwardian terrace in Bishopston valued at £500,000, fees typically fall in the £550-£650 range. A four or five-bedroom semi-detached property over £560,000 may attract fees of £650-£850 or more.

• 1-bedroom flats and apartments: from £450
• 2-bedroom homes up to £320,000: from £450
• 3-bedroom properties £320,000-£470,000: from £500
• 4-bedroom properties £470,000-£565,000: from £550
• 5-bedroom or £565,000+ properties: from £650
• Properties with listed status or in conservation areas: price on application

The cost of a survey represents a small fraction of the investment you are making. More importantly, survey findings regularly result in price reductions that exceed the survey fee many times over. Damp remediation costs in BS7 start at £3,000. Roof repairs on a Bristol terrace typically run to £2,000-£6,000. Identifying these issues before you exchange gives you the information you need to negotiate a fair price or request that repairs are completed before completion.