RICS Level 2 Survey in M22 Manchester

The M22 postcode covers a diverse range of housing, with the predominant stock being semi-detached properties at 61% of the housing mix, followed by terraced homes at 32%, and detached houses at just 7%. This means most buyers in the area are purchasing older properties that may have been built between the 1930s and 1970s, a period when construction methods varied significantly. Our inspectors frequently find issues related to the age of these properties, including deteriorating roof coverings, outdated electrical systems, and original features that may no longer meet current building regulations.

Properties in M22, particularly those near the River Mersey, face potential flood risks that every buyer should be aware of. Our surveyors check for signs of previous water damage, damp penetration, and the effectiveness of existing drainage systems. We also examine the condition of boundary walls and outbuildings, which are common features in the semi-detached and terraced properties that dominate this area. The presence of a Grade II listed cottage in the M22 area also highlights that some properties may require additional consideration for their historical significance and any associated planning restrictions.

Given that the M22 area includes major employment hubs like Manchester Airport and Wythenshawe Hospital, many buyers are attracted to the excellent transport links via the M60 and M56 motorways, plus Metrolink tram services. However, properties close to these transport corridors may have additional considerations such as noise exposure or ground conditions related to the underlying geology of the Greater Manchester area. Our detailed reports provide you with the information you need to make an informed decision about your property purchase.

The geology of Greater Manchester, which includes glacial till with clay components, can create shrink-swell risks in some areas. This means the ground beneath certain properties may expand and contract with moisture levels, potentially affecting foundations over time. Our surveyors are trained to look for signs of movement or subsidence that might indicate ground instability, and we will recommend further investigations if needed. Understanding these local geological factors is particularly important for properties in areas like Wythenshawe where the underlying soil conditions can vary significantly across relatively short distances.

• Semi-detached properties built 1930s-1970s
• Terraced houses in established residential areas
• Properties near River Mersey flood plain
• Modern apartments in purpose-built developments
• Period properties including listed buildings

Based on our experience surveying properties across the M22 area, certain issues recur frequently in the local housing stock. The prevalence of semi-detached and terraced properties built during the mid-20th century means that roof condition is a common concern, with original tiles often reaching the end of their serviceable life after 50-60 years. Our inspectors thoroughly assess roofing materials, flashings, and gutters, identifying any missing or damaged sections that could lead to water penetration. We have found that many properties in Wythenshawe and surrounding areas have roofs that were last re-tiled decades ago and may now show signs of wear, including slipped tiles, cracked ridge tiles, and deteriorating mortar pointing.

Damp issues are another frequent finding, particularly in properties with solid walls rather than cavity wall construction. The traditional brick buildings found throughout M22 can suffer from rising damp if adequate damp-proof courses are missing or damaged. We check for signs of damp using professional moisture meters and identify the likely cause and recommended remediation. In our experience, properties along the River Mersey corridor are particularly susceptible to damp problems due to the proximity to water and the age of the housing stock in these areas. We have frequently identified cases where original damp-proof courses have failed or were never installed, particularly in terraced houses built before modern building regulations came into effect.

Electrical systems in older properties also require careful assessment, as rewiring may be needed if the installation dates back several decades. We visually inspect the consumer unit, wiring conditions where accessible, and socket outlets, flagging any concerns about the safety or condition of the electrical installation. Many properties in the M22 area still have original electrical systems from the 1960s or 1970s, which may not meet current regulations and could represent a safety hazard. Our report will advise whether a full electrical inspection by a qualified electrician is recommended.

The underlying geology of Greater Manchester, which includes glacial till with clay components, can create shrink-swell risks in some areas. While specific data for M22 is limited, our surveyors are trained to look for signs of subsidence or movement that might indicate ground instability. We also check for any evidence of structural alterations that may have been carried out without appropriate building regulation approval, which is a common issue in properties that have been extended or modified over the years. In particular, we see many properties that have had loft conversions or rear extensions added without proper building control approval, which can affect both the value and the insurance viability of the property.