RICS Level 2 Survey in M15 6 Hulme

Our inspectors examine all accessible areas of the property during the Level 2 survey. This includes the roof space where accessible, the foundations, walls, floors, windows, doors, and critical systems like plumbing and electrical installations that are visible. We specifically look for signs of damp, structural movement, timber defects, and issues with the roof covering. In Hulme and the M15 6 area, many properties date from the Victorian and Edwardian periods, meaning our surveyors frequently encounter issues related to age, including deteriorating brickwork, aging roof structures, and outdated service installations. We have seen firsthand how these older properties can hide problems that are not visible during a casual viewing.

The survey provides a clear condition rating system ranging from 1 (good) to 3 (serious defects requiring urgent attention). Properties in M15 6 often include conversions and apartment blocks where we assess the common areas and any shared structural elements. Our report also includes a market valuation based on current M15 6 property data, helping you understand if the asking price reflects the property's true worth. We factor in local market conditions, recent sales in the area, and the specific characteristics of your property type. This valuation is particularly valuable in a market where prices have shown some fluctuation in recent years.

For properties in the wider M15 area, flats average around £241,000 to £264,000, while terraced properties sell for approximately £240,000 to £300,000. Semi-detached homes average between £246,000 and £278,000, with detached properties reaching around £337,000. Our survey valuation helps you compare the property against these benchmarks and identify if the price aligns with the property's condition and local market values. We provide a comprehensive breakdown that shows you how the property compares to similar properties sold in the area.

Our surveyors also assess the insurance rebuild cost, which is crucial for ensuring you have adequate cover in the event of partial or total loss. This is calculated based on the construction type, size, and location of the property. In the M15 6 area, with its mix of period properties and modern developments, rebuild costs can vary significantly. Our detailed calculation ensures you are not underinsured, which could prove costly if the worst should happen.

The M15 6 area in Hulme showcases a fascinating mix of construction methods that reflect Manchester's industrial heritage. The majority of older properties in the area were built using traditional solid brick walls, typically 225mm to 300mm thick, without the cavity walls found in more modern construction. These solid walls rely on their mass to provide weather resistance, but they can be prone to damp penetration if the external pointing deteriorates or if the internal plaster is damaged. Our surveyors know exactly how to assess these walls and identify where moisture might be entering the property.

Many Victorian and Edwardian terraces in the Hulme area feature traditional timber floor constructions, with ground floors typically consisting of floorboards laid over timber joists. These can be susceptible to rot, especially where there has been past damp penetration or plumbing leaks. Our surveyors probe suspected timber to assess its condition, looking for soft spots that indicate decay. In some properties, we have found significant timber defects that required immediate attention, and our reports highlight these issues clearly.

The roofing on period properties in M15 6 is predominantly slate, which was the standard roofing material during the Victorian and Edwardian eras. While slate is durable and long-lasting, it does deteriorate over time, and we frequently find slipped tiles, damaged flashings, and deteriorating mortar fixings during our surveys. The roof structure itself, typically consisting of timber rafters and purlins, can also show signs of age-related stress or previous structural movement. We inspect all accessible roof spaces thoroughly, noting the condition of the structure and any insulation present.

Modern apartment developments in the M15 6 area, particularly those built near the university campus, use contemporary construction methods including cavity wall construction, concrete floors, and modern roofing systems. While these properties are generally in better condition than their older counterparts, they can have their own issues, including defects in waterproofing, problems with windows and doors, and issues arising from modern building techniques. Our surveyors are trained to assess all property types, regardless of their age or construction method.

Properties in the M15 6 area present several common issues that our Level 2 surveys frequently identify. Victorian and Edwardian terraced houses, which make up a significant portion of the housing stock in Hulme, often suffer from rising damp due to the absence or failure of modern damp proof courses. The solid brick walls typical of these properties can also experience penetrating damp, particularly where roof coverings have deteriorated or pointing has failed over time. We have seen cases where damp has been present for years without the vendor disclosing it, and our surveys uncover these hidden problems.

Roof conditions are another frequent finding in M15 6 surveys. Many period properties retain their original slate roofs, which, while durable, can develop issues with slipped tiles, failed flashings, and deterioration of mortar fixings. Our surveyors inspect roof spaces where accessible, checking the condition of rafters, joists, and any existing insulation. In apartment buildings, we also assess the condition of communal roofs and any signs of water ingress that might affect your property. We have found numerous instances of roof defects that, if left unrepaired, could lead to significant water damage.

Timber defects, including woodworm and rot, are commonly identified in older M15 6 properties, particularly in ground floor joists and external joinery. Our surveyors tap and probe suspected timber to assess its structural integrity, noting any areas of concern. Additionally, outdated electrical installations from the mid-20th century are frequently encountered, with wiring that may not meet current regulations and could pose a safety risk. We highlight these issues clearly in our condition ratings so you can make informed decisions about necessary upgrades. Many older properties in the area still have the original fuse box and wiring from when they were built, which can be a serious safety concern.

Structural movement, although less common, is occasionally identified in properties in the M15 6 area. This can manifest as cracking in walls, doors and windows that no longer close properly, or signs of settlement in the foundation structure. While minor settlement is common in older properties and may not be a major concern, significant movement can indicate more serious foundation issues that require further investigation. Our surveyors are trained to identify the signs of structural movement and will recommend a structural engineer if we have any concerns about the stability of the property.