RICS Level 2 Survey in M33 (Sale)

Our RICS Level 2 survey is specifically designed for properties in conventional condition, which describes the majority of homes in the M33 area. During the inspection, our surveyor will examine all accessible parts of the property, including the roof, walls, floors, windows, and doors. We assess the condition of key building elements and identify any defects that could impact the property's value or require future maintenance. The survey covers the main construction elements, services, and any outbuildings included in the property.

Given that many properties in Sale were built during the inter-war and post-war periods, our inspectors pay particular attention to common issues found in housing from these eras. This includes checking for signs of damp, which can be prevalent in solid-wall Victorian and Edwardian properties, as well as assessing the condition of roofing that may be approaching the end of its lifespan. We also examine the electrical and plumbing systems, which in older properties may not meet current regulations.

Our survey report uses a clear traffic-light rating system to indicate the severity of any issues found. Green items are satisfactory, amber items require attention but are not urgent, and red items indicate serious defects that may require immediate attention or further specialist investigation. Each defect is described in plain English with photographs, so you understand exactly what has been identified and what it might mean for your purchase.

• Comprehensive visual inspection of all accessible areas
• Assessment of property's overall condition and construction
• Identification of urgent defects and future maintenance needs
• Clear ratings system for prioritising repairs

The housing stock in M33 Sale presents several typical issues that our RICS Level 2 surveys frequently identify. With approximately 52% of properties being semi-detached and a significant number of Victorian and Edwardian homes in the area, our inspectors regularly encounter damp problems. Rising damp is common in older properties with solid walls, while condensation damp affects many properties built with solid brickwork that lacks proper ventilation. Our surveyors use their expertise to identify the type and cause of damp, distinguishing between minor condensation issues and more serious penetrating damp that requires remediation.

Roofing defects represent another frequent finding in M33 surveys. Properties from the inter-war and post-war periods often feature roofs that are now approaching or exceeding their expected lifespan. Our inspectors check for slipped tiles, deteriorated pointing, damaged flashings, and signs of previous leaks. In areas with mature trees, which are common in the leafy suburbs of Sale such as Brooklands and near the Rifle Road area, we also assess whether vegetation is affecting the roof structure or causing damp issues through excessive moisture retention.

Given that much of Greater Manchester sits on clay soil, subsidence and heave are potential concerns for properties in M33. The shrink-swell movement of clay soils can cause structural movement, particularly where large trees are present near the building footprint. Our surveyors inspect for signs of structural movement, including cracking to walls and doors or windows that no longer close properly. If subsidence indicators are found, we recommend further investigation by a structural engineer.

We also commonly find outdated electrical wiring in properties built before the 1990s, as well as timber defects such as woodworm or rot in floor structures. Many properties in M33 have had extensions added over the years, and we check whether these were properly constructed and have the necessary building regulations approval. Our thorough approach means you will know about any potential issues before you commit to your purchase.

• Rising damp in solid-wall properties
• Roof deterioration and tile slip
• Subsidence from clay soil movement
• Outdated electrical wiring
• Timber defects and woodworm
• Issues with past extensions

When surveying properties in the M33 area, our inspectors also consider environmental factors that could affect the property or your enjoyment of it. Sale is situated near the River Mersey, and certain areas within M33 may be susceptible to fluvial flooding, particularly those in low-lying positions close to watercourses. Our surveyors note any signs of previous flooding and advise on the need for a specialist flood risk assessment if appropriate.

Greater Manchester has a history of coal mining, and some areas within M33 could potentially be affected by past mining activity. Ground stability can be a concern where old mine workings exist beneath properties. Our surveyors will note any visual indicators of potential mining-related issues and recommend a mining report if warranted by the location or property type.

Additionally, we assess the proximity of the property to potential sources of environmental disturbance. This includes proximity to major roads such as the A56 and M60, which can generate noise and air pollution, as well as checking for any nearby industrial sites that might affect the amenity value of the location. While these factors do not necessarily preclude purchase, they are important considerations that our survey report includes to ensure you have a complete picture of the property.

For properties in areas with mature trees, our surveyors also assess the potential for root damage to foundations, which can be a particular issue with species such as oak and poplar that have aggressive root systems. This is especially relevant for older properties in the Brooklands area of Sale, where large established trees are common.