RICS Level 2 Survey in G32

Properties in G32 span well over a century of construction history. Based on the area's housing distribution, a significant proportion - likely 60-70% - was built before 1980, meaning the majority of homes changing hands in this postcode are at an age where professional inspection is particularly valuable. Pre-1919 solid-wall homes, inter-war brick and roughcast properties, and post-war cavity wall construction each present distinct inspection priorities.

The oldest properties in G32 - typically sandstone or red brick solid-wall construction with lime mortar, slate roofs, and timber suspended floors - are the most demanding to inspect. Solid walls are more susceptible to penetrating damp than cavity walls. Lime mortar pointing requires periodic repointing to maintain its waterproofing function. Older slate roofs, while durable when maintained, may have individual slates that have shifted or cracked, and lead flashings around chimneys and parapets can deteriorate over decades.

Mid-century properties from the inter-war and post-war periods (1919-1980) are usually brick or block cavity wall construction with roughcast or rendered external finishes and concrete tile roofing. These homes can develop problems with cavity wall ties corroding over time, potentially causing cracking to external walls. Concrete ground floors in post-war homes sometimes show settlement cracks or evidence of rising damp where the damp proof course has failed. Many post-war properties also have electrical installations that have not been updated since original construction.

Newer properties from the 1980s onwards, including the Bellway Homes development at The Castings on Garrowhill Road (G32 0PU) offering three and four-bedroom homes from £289,995, are built to modern standards with cavity wall insulation and modern roof coverings. Even newer properties benefit from a pre-purchase inspection to confirm that construction is complete to the expected standard and that any early-stage defects are identified before the developer's warranty expires.

• Pre-1919 solid-wall construction - penetrating damp, pointing condition, roof maintenance
• Inter-war properties - cavity tie condition, roughcast render, roof coverings
• Post-war cavity wall homes - concrete floors, older electrics, heating systems
• Modern properties - confirm build quality and identify early defects before warranty expires
• Over 60% of G32 stock is estimated to be more than 40 years old

Given the age and construction characteristics of G32's housing stock, certain defects appear with regularity in our inspections of properties in Shettleston, Tollcross, Garrowhill, and Sandyhills. Understanding the most common issues before you commission a survey gives you a useful framework for interpreting your report.

Dampness is the most frequently encountered issue across all property ages. Penetrating damp enters through poorly maintained external walls, cracked or eroded pointing in solid-wall properties, damaged render on inter-war homes, or blocked and overflowing rainwater goods depositing water directly against the wall face. Rising damp can occur in older properties where the original damp-proof course has degraded or where bridging materials have been placed against the walls externally. Condensation is common in properties with insufficient ventilation, particularly in kitchens and bathrooms of flats and older terraced homes.

Roof defects are the second most common category of findings. Loose or missing slates, cracked or slipped concrete tiles, deteriorated lead flashing around chimneys and roof valleys, and blocked or damaged gutters are all identified regularly in G32 inspections. A roof that is not weathertight allows water ingress that can quickly cause secondary damage to roof timbers, ceilings, and internal walls.

Timber decay - both wet rot and dry rot - is found in properties with persistent damp issues. Floor joists in older suspended timber ground floors are particularly vulnerable, as are roof timbers in properties with long-standing leaks. Woodworm can also be present in older timber elements, leaving characteristic flight holes visible on the surface. Our inspectors probe accessible timber elements during the inspection and recommend specialist investigation where decay is suspected.

• Damp - penetrating through walls and roofs, rising from ground, and condensation
• Roof defects - missing slates or tiles, damaged flashing, blocked rainwater goods
• Timber decay - wet rot, dry rot, and woodworm in older suspended floors and roof timbers
• Subsidence and structural movement - cracking linked to shrink-swell clay geology
• Outdated electrical installations - older consumer units and wiring in pre-1980s properties
• Asbestos - present in some materials in properties built before 2000
• Masonry defects - spalling brickwork, cracked render, eroded pointing