RICS Level 2 Survey in M19 2 Levenshulme & Burnage

Our RICS Level 2 survey is specifically designed for properties in reasonable condition, including the many Victorian and Edwardian homes found throughout Levenshulme and Burnage. The survey provides a thorough visual inspection of all accessible areas of the property, from the roof space to the foundations. We examine the condition of walls, floors, ceilings, doors, and windows, while also checking the condition of built-in fixtures and fittings. Our surveyors are trained to identify issues that might cost thousands of pounds to put right, giving you the negotiating power to address these before completion.

In this area, many properties were constructed before modern cavity wall insulation and damp-proof courses were standard. Our surveyors pay particular attention to signs of dampness, which is one of the most common defects we find in the solid-walled Victorian and Edwardian properties that dominate the M19 2 housing stock. We check both the interior and exterior walls for evidence of penetrating damp, rising damp, and any issues related to the original construction methods. Manchester's wet winters exacerbate these issues, and we regularly find damp problems in properties that appear solid from the outside.

The survey also includes a comprehensive assessment of the property's structure, including load-bearing walls, joists, and the foundation condition where visible. We examine the roof covering, chimney stacks, and flashing details, as these are frequent problem areas in older Manchester properties. Many homes in M19 2 have original roof structures that are now approaching or exceeding their expected lifespan, and our detailed inspection identifies any tiles that have slipped, mortar that has deteriorated, or flashings that are failing. The report provides clear, practical advice on any issues discovered, including recommended next steps and estimated repair costs where appropriate.

We also assess the property's thermal elements as part of our standard Level 2 survey. Given the age of much of the housing stock in M19 2, insulation is often inadequate by current standards. Our report highlights areas where thermal efficiency could be improved, which is particularly valuable given rising energy costs. We note the condition of windows, external doors, and any visible evidence of condensation or ventilation issues that might affect the living conditions in the property.

• Full visual inspection of all accessible areas
• Damp and moisture assessment with moisture meters
• Roof and chimney condition check including flat roofs
• Electrical and plumbing visible evidence review
• Thermal element assessment
• Traffic light condition ratings
• Overview of construction and materials

Based on our experience surveying properties throughout Levenshulme and Burnage, several issues recur frequently in the local housing stock. Dampness is perhaps the most common problem, particularly in the solid-walled Victorian and Edwardian properties that make up a significant portion of the M19 2 area. These properties were built without cavity walls or modern damp-proof courses, making them particularly susceptible to both rising damp and penetrating damp, especially during Manchester's wet winters. We use moisture meters during our inspection to identify areas of damp penetration that might not be visible to the untrained eye, and our reports detail the likely cause and recommended remediation for any damp issues found.

Roof condition is another frequent area of concern. Many properties in this area have original roof coverings that are now approaching or exceeding their expected lifespan. We regularly find slipped or cracked tiles, deteriorated ridge mortar, and failing flashings around chimneys. These defects can lead to water ingress and subsequent timber decay if left unaddressed. Our surveyors inspect all accessible roof spaces to assess the condition of tiles, felt, and timber structures. We also examine parapet walls and flat roof sections, which are common on extensions and are prone to leaking.

Electrical and plumbing systems in older properties often require updating to meet current safety standards. Properties built before the 1970s may still have original wiring that does not comply with modern regulations, and lead pipework is still found in some properties throughout the area. We have encountered properties with old-fashioned fuse boxes that would not pass current electrical safety requirements, and our report highlights any electrical installations that should be inspected by a qualified electrician. The same applies to plumbing, where we note any visible lead pipes or galvanized steel pipework that should be replaced.

Structural movement and foundation concerns occasionally arise in properties throughout M19 2. While not as common as damp or roof issues, we do find properties with hairline cracks in walls, uneven floors, or doors that do not close properly. These symptoms can indicate foundation movement or settlement over time, and our survey identifies any signs that warrant further investigation by a structural engineer. The M19 postcode area contains several listed buildings, particularly churches, and while these are not residential properties, any older house in the area may have historic alterations that were not carried out to current Building Regulations.

• Rising and penetrating damp in solid-walled properties
• Roof tile damage and chimney deterioration
• Outdated electrical wiring and consumer units
• Original plumbing with potential lead pipes
• Timber decay in roof structures
• Structural movement and foundation concerns
• Inadequate insulation in pre-1919 properties
• Condensation and ventilation issues