RICS Level 2 Survey in M19 Manchester

Our RICS Level 2 surveys provide a comprehensive assessment of the property's visible condition, identifying any significant defects or areas requiring attention. The inspection covers all accessible parts of the building, including the roof, walls, floors, windows, doors, and integral fixtures. Our surveyors examine the property from top to bottom, checking the condition of the roof covering, chimney stacks, rainwater goods, external walls, pointing, and foundations. In M19, where Victorian and Edwardian properties dominate, our inspectors pay particular attention to the common issues that affect these older buildings, from roof condition to the integrity of load-bearing walls. We've found that properties on streets like Mauldeth Road, Stockport Road, and the residential areas near Burnage Park frequently present similar defect patterns that our surveyors know exactly what to look for.

The M19 area, encompassing Levenshulme and Burnage, features properties predominantly constructed with traditional solid-wall methods using red brick and slate or tiled roofs. Our surveyors are experienced in identifying the specific defects that affect this construction type, including rising damp, penetrating damp, and condensation issues that frequently affect older properties without modern damp-proof courses. We also check for timber defects such as woodworm and rot, which can compromise structural elements in properties of this age. Many properties in M19 were built before modern building regulations, meaning that electrical installations, insulation standards, and fire safety features may not meet current expectations. Our surveyors specifically assess these areas and flag where upgrades would be recommended.

Following the physical inspection, we produce a detailed report that clearly explains our findings using traffic-light ratings to highlight areas of concern. The report includes specific recommendations for any urgent repairs, advises on further investigations where necessary, and provides estimated repair costs for key defects identified. For properties in M19, this often includes guidance on damp remediation, roof repairs, electrical upgrades, and any structural movement that may require specialist attention. Our reports are designed to give you the information needed to negotiate repairs or price adjustments with the seller if issues are identified. We include practical advice tailored to the specific property type and its location within the M19 area, considering local factors like the age of neighbouring properties and any known environmental risks.

The Level 2 survey also includes an assessment of the property's energy efficiency and environmental considerations, which is increasingly important for Manchester buyers. We note the type of wall construction (solid wall properties will have poorer thermal efficiency than modern cavity-walled homes), the condition of windows, and any obvious areas of heat loss. This information is valuable for planning future renovation work and understanding potential energy costs. For properties in M19, many of which have original single-glazed windows, this assessment can reveal significant opportunities for energy efficiency improvements that might influence your purchasing decision or post-purchase renovation plans.

• Roof condition and coverings
• Damp and moisture penetration
• Wall structure and pointing
• Window and door condition
• Electrical and gas services
• Timber floors and joinery
• Chimney stacks and flashings
• Drainage and gutters

The Victorian and Edwardian housing stock in M19, particularly prevalent in areas like Levenshulme and Burnage, presents specific defect patterns that our surveyors frequently identify. Rising damp is one of the most common issues, affecting properties that were built without a proper damp-proof course or where the existing course has failed over time. This manifests as tide marks on ground-floor walls, peeling paintwork, and deteriorating skirting boards. Our surveyors use their experience to assess the extent of damp issues and recommend appropriate remediation, which often involves installing a new damp-proof course and improving ventilation. Properties on streets like Burnage Lane and along the older terraced rows near Levenshulme North are particularly prone to these issues due to their age and original construction methods.

Roof condition is another significant area of concern in M19 properties. The original slate and tiled roofs on Victorian properties are often reaching the end of their serviceable life, with broken or missing tiles, deteriorated pointing to ridge tiles, and damaged flashings around chimneys being frequent findings. Our inspectors thoroughly assess the roof from both inside and outside where accessible, noting any signs of water ingress, timber decay, or structural concerns. We frequently find that original roof timbers in these older properties may show signs of previous woodworm activity or rot, particularly where ventilation has been poor. Guttering and downpipes are also checked, as these older properties often have cast iron rainwater goods that have corroded or become blocked with debris, leading to overflow and potential damp penetration into walls.

The underlying geology of the Manchester area, characterised by glacial till and clay soils, means that properties in M19 can be susceptible to subsidence or heave related to soil movement. This is particularly relevant for properties with shallow foundations or those near large trees that can cause soil shrinkage during dry periods. The shrink-swell behaviour of clay soils can cause foundations to move, leading to cracking in walls that our surveyors carefully assess. We look for patterns of cracking that might indicate structural movement, noting the width, location, and direction of any cracks to determine their significance. Properties near the River Mersey or its tributaries may also have different ground conditions to consider. Where subsidence is suspected, we recommend further investigation by a structural engineer before proceeding with the purchase.

Electrical and plumbing systems in older M19 properties frequently require updating to meet current safety standards. Fabric-insulated electrical cables, which were common in properties built before the 1960s, deteriorate over time and can pose a fire risk. We often find that consumer units (fuse boxes) in these older properties are outdated and would not meet current regulations. Similarly, lead water pipes and old galvanised steel plumbing are still found in some properties in the area, which can affect water quality and pressure. Our surveyors visually inspect accessible electrical installations and note any obvious deficiencies, recommending that a qualified electrician and plumber conduct more detailed inspections of the installations before completion. The cost of upgrading these essential services can be significant, and our reports ensure you factor this into your overall budget for the property.

When surveying properties in M19, we also consider environmental factors that could affect your purchase. The area's proximity to the River Mersey means that some properties, particularly those in low-lying areas near the river corridor, may have a higher flood risk. Surface water flooding is a more common concern in this urban part of Manchester, where heavy rainfall can overwhelm drainage systems. Our surveyors will note the property's location relative to known flood risk areas and advise if a more detailed flood risk assessment is recommended. While M19 is not typically considered a high-risk flood zone, climate change has increased the frequency of extreme weather events, and it's worth understanding the specific risks for your property.

Manchester has a historical legacy of coal mining, and parts of the M19 area may be affected by past mining activity. While M19 is not in the highest-risk category for mining subsidence, some properties may be built over old mine workings or near unrecorded mine shafts. Our surveyors will consider the property's location and construction when assessing whether a mining search might be advisable. If you're purchasing a property in an area known for former mining activity, we recommend obtaining a Con29M mining search through your solicitor, which can reveal any historical mine workings that might affect ground stability. This is an important consideration that many buyers overlook, and our reports will flag if this seems necessary based on the specific location and property type.

The local environment also includes consideration of nearby commercial premises and transport infrastructure. Properties near the railway lines that run through Levenshulme and Burnage may experience some noise disturbance, and our reports will note any obvious environmental factors that might affect your enjoyment of the property. Similarly, properties near the M60 motorway may have different considerations for noise and air quality. We believe in providing a holistic view of the property that goes beyond just the physical condition to help you understand the broader context of your purchase in the M19 area.