Professional Homebuyer Survey with Defect Analysis
Regulated
Our chartered surveyors provide comprehensive RICS Level 2 Surveys across the M90 postcode, covering Manchester Airport and the surrounding areas. This survey, formerly known as a Homebuyer Report, gives you a clear picture of the property's condition before you commit to your purchase, identifying any defects that could affect value or require costly repairs. We have extensive experience inspecting properties in this unique area, where the mix of modern airport-related development and established residential neighbourhoods creates specific surveying challenges that only local expertise can address.
buying a flat near the airport, a terraced house in the nearby residential areas, or a detached property in the M90 zone, our inspectors deliver detailed reports that help you negotiate with confidence. We focus on the issues that matter most - from structural concerns related to the local clay-rich geology to hidden defects that aren't visible during a standard viewing. Our team understands that properties in this area face distinct environmental factors, including proximity to airport operations and the underlying boulder clay soils that can affect foundations over time.
The RICS Level 2 Survey is specifically designed for conventional properties in reasonable condition, making it ideal for the majority of homes in the M90 area. Our inspection goes beyond a simple valuation, providing you with the detailed information needed to make an informed decision about your property purchase. With average property prices in M90 at £239,837 and a market that has seen 198 sales in the last 12 months, getting a thorough survey before committing to a purchase in this area makes sound financial sense.
£239,837
Average House Price
198
Properties Sold (12 months)
+1%
Annual Price Change
£400 - £800
Survey Price Range
Our RICS Level 2 Survey provides a thorough visual inspection of all accessible parts of the property. We examine the walls, roof, floors, doors, and windows, checking for signs of damp, rot, structural movement, and general wear and tear. The survey includes a comprehensive assessment of the property's condition, highlighting any defects that could impact its value or require immediate attention. Our surveyors use specialized moisture meters and thermal imaging equipment where appropriate to identify hidden issues that might not be apparent to the untrained eye.
In the M90 area, where properties range from modern developments near the airport to older residential stock in surrounding areas, our inspectors pay particular attention to common issues found in local housing. This includes checking for damp penetration in brick-built properties, assessing roof conditions on properties with slate and concrete tiles, and evaluating the condition of drainage systems that can be problematic in clay-soil areas. The geology of the wider Manchester area, characterised by glacial till (boulder clay) over Carboniferous bedrock, means our surveyors are particularly vigilant about foundation conditions and signs of soil movement.
The survey also includes an industry-standard traffic light rating system, giving you instant clarity on the severity of any issues discovered. Green indicates no significant issues, amber highlights items requiring attention but not major concern, and red flags defects that warrant serious negotiation or further specialist investigation before proceeding. This system is especially valuable in the M90 area where properties may have hidden defects related to their age, construction type, or environmental factors that aren't immediately obvious during viewings.
Our Level 2 Survey covers all key structural and mechanical elements of the property, providing you with a comprehensive understanding of its condition before you complete your purchase.
Source: Rightmove/Zoopla 2024
Choose your property address in M90 and select the RICS Level 2 option. We'll confirm your booking within 24 hours and assign a qualified surveyor familiar with the local area. Our booking system is straightforward, and our team is available to answer any questions you may have about the process or the specific issues we look for in M90 properties.
Our chartered surveyor visits your property to conduct a thorough visual inspection. This typically takes 2-4 hours depending on property size. They'll check all accessible areas including the roof space, sub-floor areas, and outbuildings, photographing any defects found. In the M90 area, our surveyors pay particular attention to signs of damp in solid-wall properties, roof condition given the local weather patterns, and any indicators of foundation movement related to the clay soils.
Your detailed RICS Level 2 report arrives within 3-5 working days of the inspection. It includes clear condition ratings using the traffic light system, expert advice on any issues discovered, and recommendations for further investigations if needed. The report is written in plain English, making it easy to understand the condition of your potential new home and any actions you may need to take.
The M90 area's geology includes clay-rich glacial till, which can cause soil movement and affect foundations. Our surveyors are trained to identify signs of subsidence, heave, and structural movement that may be linked to the shrink-swell properties of local soils. Properties with large trees nearby are especially susceptible to root-induced subsidence, and our surveyors specifically look for crack patterns, door and window binding, and other indicators of foundation movement. If you've had a mortgage offer accepted on a property in M90, your lender will likely require a survey regardless - and a RICS Level 2 gives you far more useful information than a basic valuation.
The M90 postcode, dominated by Manchester Airport and surrounding commercial zones, includes pockets of residential property that present specific challenges for buyers. Our inspectors regularly identify issues related to the area's geology, where boulder clay soils can lead to foundation movement, particularly during periods of extreme wetness or drought. Properties with large trees nearby are especially susceptible to root-induced subsidence, and we frequently see signs of this in properties with mature gardens. The superficial deposits of glacial till overlying Carboniferous bedrock create specific ground conditions that require experienced local surveyors to assess properly.
Given the mix of property ages in the area - from post-war terraced houses to modern developments - we commonly find damp issues in older brick-built properties, particularly where original solid walls lack cavity insulation. Rising damp is frequently identified in properties built before the 1970s, where the original damp-proof course may have failed or been bridged by external ground levels over time. Condensation is frequent in flats and terraced houses with inadequate ventilation, especially in properties that have been modernised with replacement windows without adequate trickle vents. Penetrating damp often affects roofs where pointing has deteriorated or lead flashing has failed, a particular issue given the exposure that some properties in the M90 area experience.
Many properties in the M90 area were built before modern electrical standards, meaning outdated fuse boards, insufficient socket outlets, and older wiring are frequently identified. Properties with original 1970s or earlier electrical installations often have aluminium wiring or outdated consumer units that do not meet current regulations. These electrical issues represent a serious safety concern and our surveyors ensure you know exactly what requires upgrading before you move in. We also check for adequate bonding of gas and water services, which is frequently found to be missing or inadequate in older properties.
The proximity to the River Mersey means flood risk is a consideration for some properties in the M90 area, particularly those in low-lying positions or with watercourses nearby. Our surveyors assess the property's flood risk based on our knowledge of local topography and any evidence of past flooding. Surface water flooding can also be an issue in urbanised areas due to impermeable surfaces, and we note the adequacy of drainage around the property. Understanding these environmental factors is crucial for making an informed decision about your property purchase in this area.
Our team of RICS-registered chartered surveyors has extensive experience inspecting properties throughout the M90 area. We understand the local housing stock, from the modern apartments near the airport to the more established residential streets in surrounding neighbourhoods. Every surveyor is fully qualified and regulated by RICS, ensuring you receive a professional, unbiased assessment of your potential new home. Our local experience means we understand the specific construction methods used in properties across this area, from traditional solid-wall brick construction to modern cavity-wall builds.
When you book a Level 2 survey with us, you're not just getting a checklist inspection - you're gaining access to local expertise that understands the specific challenges properties face in this area. Our reports are clear, practical, and focused on helping you make an informed decision about your property purchase. We know which streets have had historic issues, which developments were built by which construction methods, and what to look for based on the age and type of property you're buying. This local knowledge adds significant value beyond the standard survey format.
Manchester Airport is the primary economic driver in the M90 area, providing thousands of jobs in aviation, logistics, retail, and hospitality. This creates consistent demand for housing from airport employees and those working in associated industries. Airport City Manchester, a major business district development attracting national and international companies, is also driving demand for properties in the area. Our surveyors understand how these economic factors affect property values and condition, helping you make a sound investment decision. a first-time buyer, an investor, or moving for work related to the airport, we provide the detailed property information you need.
A RICS Level 2 Survey includes a thorough visual inspection of all accessible areas of the property, assessing its overall condition and identifying any defects. The report uses a traffic light system (red, amber, green) to rate the condition of each element, making it easy to prioritse any work needed. It covers walls, roof, floors, damp assessment, timber condition, electrical and plumbing visible work, and external elements like gutters, chimneys, and boundaries. In the M90 area specifically, our surveyors also assess foundations for signs of movement related to the local clay soils, check for flood risk from the River Mersey, and evaluate the condition of drainage systems that can be affected by the local geology.
In the M90/Manchester Airport area, RICS Level 2 Surveys typically range from £400 to £800 depending on property size, type, and value. A standard flat or terraced house usually costs around £400-£500, while larger semi-detached properties typically fall in the £500-£600 range. Detached properties or high-value homes can reach £700-£800 due to the increased time and complexity involved in surveying larger homes. The property's value also influences the cost, as higher-value properties often incur slightly higher survey fees to reflect the greater financial implications of any defects identified.
While new builds have fewer defects than older properties, a Level 2 survey is still valuable for identifying any snagging issues, such as incomplete works, cosmetic defects, or problems with windows, doors, and fixtures. Many buyers opt for a Level 2 on new builds to ensure nothing has been missed during the build process. The M90 area has seen significant modern development, and even recently constructed properties can have defects in items like lead flashing, window seals, or drainage installations that only a professional survey will identify. A Level 2 survey on a new build provides valuable and documentation of the property's condition at the time of purchase.
Yes, our surveyors use visual checks and moisture meters to identify signs of rising damp, penetrating damp, and condensation. In the M90 area, where many properties have solid brick walls without cavity insulation, damp is a common issue we specifically look for. We check internal walls for signs of staining, peeling wallpaper, or mould growth that indicate damp problems. We also examine external walls for damage to brickwork, missing mortar, or issues with copings that could allow water penetration. If damp is suspected, we'll recommend a specialist damp survey to confirm the extent and cause, and provide you with cost-effective remediation options.
A Level 2 (Homebuyer Survey) provides a visual inspection with traffic light ratings and is suitable for conventional properties under 50 years old in reasonable condition. It gives you a clear overview of any issues without going into extensive technical detail. A Level 3 (Building Survey) offers a much more detailed analysis of the property's condition, including structural calculations and comprehensive advice on repairs and maintenance, making it more suitable for older, larger, or unusual properties. For properties in the M90 area that are over 50 years old, of unusual construction, or if you're planning significant renovations, a Level 3 may be more appropriate. We can advise on the best option for your specific property during the booking process.
The on-site inspection typically takes 2-4 hours depending on the property size and complexity. A small flat might take around 2 hours, while a large detached property could require 4 hours or more. You'll receive your written report within 3-5 working days of the inspection, delivered electronically for convenience. For larger or more complex properties, the inspection may take longer, and we'll always advise you of the expected timeframe when booking. Our surveyors work methodically to ensure nothing is missed, taking photographs of all significant findings to include in your report.
Yes, our surveyors are trained to identify signs of subsidence, heave, and structural movement. Given that the M90 area has clay-rich soils with shrink-swell potential, we pay particular attention to foundation cracks, wall distortions, and other indicators of ground movement. We look for characteristic crack patterns (typically diagonal, extending from windows or doors), doors and windows that bind or don't close properly, and any signs of recent movement or past repairs. If subsidence is suspected, we'll recommend further structural engineering investigation and provide advice on the potential costs and implications for your purchase. Properties with large trees, particularly those with extensive root systems close to the building, are especially carefully assessed.
While a RICS Level 2 Survey focuses on the physical condition of the property rather than environmental factors like noise, our surveyors are familiar with the M90 area and can provide general guidance on issues that may affect properties in this location. Manchester Airport operates 24 hours a day, and properties under flight paths or near the runway may experience noise. We can advise on checking the appropriate noise mapping data and suggest that buyers research flight paths and any planning restrictions in the area. Properties near major road networks may also be affected by traffic noise and air quality considerations, which are worth investigating separately from the survey.
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Professional Homebuyer Survey with Defect Analysis
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Homemove is a trading name of HM Haus Group Ltd (Company No. 13873779, registered in England & Wales). Homemove Mortgages Ltd (Company No. 15947693) is an Appointed Representative of TMG Direct Limited, trading as TMG Mortgage Network, which is authorised and regulated by the Financial Conduct Authority (FRN 786245). Homemove Mortgages Ltd is entered on the FCA Register as an Appointed Representative (FRN 1022429). You can check registrations at NewRegister or by calling 0800 111 6768.
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