RICS Level 2 Survey in M14 Fallowfield

The RICS Level 2 HomeBuyer Survey is designed for properties in conventional good condition and provides a detailed assessment without the exhaustive analysis of a full structural survey. Our inspectors examine all accessible areas of the property, including the roof space where safe access is possible, sub-floor areas, and the exterior of the building from ground level. We assess the condition of walls, floors, ceilings, doors, windows, and the structural elements including foundations, walls, and roof structure.

The survey specifically evaluates the integrity of the building's fabric, checking for signs of damp, rot, structural movement, and issues with insulation and ventilation. In M14's older housing stock, where Victorian and Edwardian properties dominate, our surveyors pay particular attention to common issues such as penetrating damp in solid wall constructions, deterioration of original slate and tile roofs, and the condition of historic timber windows and doors. We understand that many properties in this area still retain their original features, and we assess these with both technical accuracy and appreciation for their character.

We also assess any extensions or alterations that may have been made to the property, checking whether they appear to have been carried out with appropriate planning permission and building regulation approval. This is particularly relevant in M14, where many terraced houses have been extended over the years, and where conversions from single-family homes to student lettings are common. Our surveyors will note any signs of unapproved works that could affect your mortgage or future saleability. The report includes a market value assessment and a rebuild cost for insurance purposes, giving you a complete picture of the property's financial implications.

For properties at new build developments such as Victoria Point in Fallowfield or Park View in Rusholme, our survey still provides valuable reassurance. Even in relatively new properties, we check for defects that may have arisen from builder snagging issues, problems with windows and doors, and any issues with the specification that might not meet your expectations for a new home.

• Structural condition assessment
• Damp and rot inspection
• Roof and chimney evaluation
• Electrical and plumbing visual check
• Thermal insulation review
• Alteration and extension checks
• Market value assessment
• Rebuild cost for insurance

M14 presents unique challenges for property purchasers, largely due to its housing stock age and composition. With approximately 40% of properties built before 1919, the area has a high proportion of Victorian and Edwardian terraced houses, particularly around the Fallowfield Conservation Area and along Wilmslow Road. These properties were typically constructed with solid brick walls, traditional timber floor structures, and slate or clay tile roofs. While many have significant character and appeal, they come with typical age-related issues that our surveyors know exactly what to look for. The conservation area status also means that certain repairs and alterations require listed building consent or planning permission, which we will flag if relevant to your purchase.

The predominant construction material in M14 is traditional red brick, often with rendered or pebble-dashed facades on post-war properties. Many older homes still have their original timber sash windows, which may be in need of repair or restoration rather than replacement if you want to maintain character. Our surveyors assess the condition of these features and advise on appropriate maintenance strategies that comply with conservation requirements where applicable. We understand that replacing original windows with modern alternatives can affect both the character of the property and its listing status in certain cases.

Student accommodation plays a significant role in the M14 property market, with many properties having been converted from family homes to multiple-occupancy lettings. This can bring specific considerations, including potential issues with fire safety installations, sound insulation, and the condition of shared facilities. If you're purchasing a property that has been a student let, our survey will flag any areas where the standard of conversion may fall short of current expectations for a private residence. We check that any HMO (House in Multiple Occupation) licensing requirements have been met and note any alterations that may affect the property's functionality as a single-family home.

The area benefits from excellent transport links to Manchester city centre, making it popular with commuters. Properties along main roads like Wilmslow Road and nearby streets may have different considerations, including potential noise, air quality, and the condition of properties affected by higher traffic volumes. Our local knowledge means we can advise on these location-specific factors that might not be immediately obvious from a property viewing.

The M14 area has seen significant new development in recent years, with several modern apartment complexes now completing or under construction. At Victoria Point in Fallowfield, apartments start from £160,000 and offer a contemporary alternative to period properties. The Oaks development by Bellway Homes provides 2, 3, and 4-bedroom houses from £299,995, while The Depot and Park View developments offer further options for buyers seeking modern flats in the area.

Even though new build properties come with the protection of NHBC (National House-Building Council) warranty, a RICS Level 2 survey remains valuable. Our inspection can identify defects that builders may need to rectify under their warranty obligations, from minor cosmetic issues to more significant problems with damp penetration, window installations, or heating systems. Many buyers have been glad of our independent assessment when discovering issues that weren't apparent during their viewing.

For those purchasing at The Oaks or similar new build developments, our survey provides that your investment is sound. We check that the property has been built to appropriate standards, that any agreed specifications have been met, and that there are no obvious defects that might require attention. Given the complexity of modern building methods and the speed of construction, having an independent expert review the property is always worthwhile.

Based on our experience surveying properties throughout M14, certain defects appear regularly in local homes. Damp is perhaps the most common issue we encounter, particularly rising damp in properties without a proper damp-proof course and penetrating damp in solid wall constructions where external pointing has deteriorated. The Victorian and Edwardian properties in Fallowfield and Rusholme are particularly susceptible, especially where gutters and downpipes have been poorly maintained.

Roof condition is another frequent finding in our surveys. Many properties in M14 still have their original slate or clay tile roofs, which, while durable, will eventually require attention. We commonly find slipped tiles, deteriorated leadwork around chimneys, and damaged or missing mortar on verges and ridges. In some cases, previous repairs may have used inappropriate materials that accelerate rather than prevent further deterioration.

The underlying clay geology in M14 means that subsidence and heave can affect properties, particularly those with mature trees nearby. We see evidence of foundation movement in some properties, ranging from minor settlement cracks to more significant structural concerns. Our surveyors are trained to identify the signs of movement and assess whether repairs have been carried out or whether further investigation is needed.

Electrical and plumbing systems in older properties often require updating. Many pre-1980s homes in M14 have original wiring that would not meet current regulations, and we note this in our reports. Similarly, old plumbing systems with galvanized steel pipes may be approaching the end of their useful life. These findings can be valuable negotiating points when discussing the purchase price with the seller.