RICS Level 2 Survey in M99

The RICS Level 2 Survey is designed specifically for conventional properties built within the last 150 years that are in reasonable condition. Our chartered surveyors conduct a thorough visual inspection of all accessible areas of the property, examining the roof, walls, foundations, dampness, timber conditions, and essential services. Unlike a basic mortgage valuation, this survey digs deeper into the actual condition of the property and highlights any areas requiring immediate attention or future maintenance. We examine the roof structure and covering, assessing tiles, slates, flashing, and any signs of previous or current leakage that could indicate underlying problems.

During the inspection, we assess the main structural elements including load-bearing walls, floors, ceilings, and the roof structure. We check for signs of damp penetration, woodworm or rot in timber elements, and evaluate the condition of the property's drainage system. The survey also includes an inspection of accessible windows, doors, and fittings, giving you a complete picture of how well the property has been maintained over the years. Our surveyors pay particular attention to the condition of damp-proof courses, which is especially important in older Manchester properties where original damp-proofing may have failed or been omitted entirely.

Properties in the Manchester area commonly feature Victorian and Edwardian terraced housing, post-war semi-detached homes, and more modern apartment developments. Each construction type brings its own typical defect patterns, and our surveyors understand exactly what to look for based on the property's age and building style. For properties built before 1980, we pay particular attention to potential asbestos-containing materials, outdated electrical wiring, and the condition of original damp-proof courses. Manchester's Victorian housing stock, which makes up a significant proportion of the city's terraced properties, often presents challenges such as shallow foundations, original lime mortar pointing that may have been cement-pointed inappropriately, and timber floors that can be affected by rot.

Our Level 2 Survey also includes an energy efficiency observation, where we note the general insulation standards and comment on the likely thermal performance of the property. While this is not a full Energy Performance Certificate, it provides useful context about the property's energy performance that may affect your running costs. For properties with solid walls, common in Manchester's older terraces, we will note the lack of cavity wall insulation and may recommend further investigation into suitable retrofit insulation options.

• Roof structure and covering
• Walls, foundations, and subfloor
• Damp and moisture assessment
• Timber conditions and rot
• Windows, doors, and joinery
• Plumbing and drainage systems
• Electrical consumer unit and wiring
• Energy efficiency observations

Properties over 50 years old are more likely to have accumulated defects such as failing damp-proof courses, worn roofing, outdated electrics, and structural movement. A Level 2 Survey identifies these issues before you commit to buying, potentially saving you thousands in unexpected repair costs. In England, over 38% of homes were built before 1945, making professional surveys essential for most property purchases. Manchester's housing stock is particularly diverse, with significant numbers of Victorian and Edwardian properties that require experienced surveyors who understand the typical defect patterns in these age groups.

The Manchester property market has seen substantial growth in recent years, with many buyers competing for properties without conditions. Having a Level 2 Survey in place gives you leverage in negotiations if defects are found, allowing you to request repairs or a reduction in the purchase price. Without a survey, you risk discovering serious issues only after the sale completes, leaving you with potentially expensive remediation costs. Our surveyors have extensive experience in the Manchester market and understand the specific challenges that properties in this region can present, from the effects of Manchester's damp climate on solid-wall construction to the typical issues found in converted apartments.

For investors considering buy-to-let properties in Manchester, a Level 2 Survey is equally valuable. It helps you understand the true condition of the investment and budget for any maintenance or repair work needed before letting the property. Our reports also provide useful information about the property's energy efficiency, which can affect rental income through EPC requirements. Whether you are a first-time buyer, a seasoned investor, or a homeowner moving within Manchester, our comprehensive survey gives you the information you need to proceed with confidence.

Our surveyors regularly identify several recurring issues across properties in the Manchester region and throughout the UK. Damp problems rank among the most frequent findings, whether rising damp from a failed damp-proof course, penetrating damp from damaged roof coverings or wall pointing, or condensation issues caused by inadequate ventilation. Rising damp particularly affects older properties without modern damp-proofing, and our surveyors use visual indicators and moisture meters to assess the extent of any dampness present. Manchester's climate, with its high rainfall and relatively high humidity levels, makes damp prevention particularly important in local properties.

Roof defects are another common discovery during Level 2 Surveys. Missing or cracked tiles, deteriorated lead flashing, sagging roof slopes, and failed felt underlays can allow water penetration that damages internal ceilings and walls. Our inspection covers accessible roof spaces where safe to do so, examining the condition of rafters, joists, insulation, and any signs of past or current leakage. For properties with flat roofs, we pay particular attention to the condition of the covering and any ponding water that indicates drainage issues. Many Manchester properties have traditional slate roofs that can be expensive to repair, and our surveyors will note the condition and expected remaining lifespan of these coverings.

Structural movement, including subsidence and settlement, requires careful assessment. Properties in areas with clay soils, particularly those affected by nearby trees or leaking drains, can show signs of foundation movement that manifests as cracking in walls, uneven floors, or sticking doors and windows. Our surveyors identify typical movement patterns and advise whether further structural engineering assessment is recommended. Manchester has areas with clay-prone soils, particularly in suburbs with mature trees, where foundation movement can be a concern. We will note any signs of historic movement and recommend appropriate action.

Electrical safety is also a key concern, with many older properties still having outdated fuse boxes, inadequate earthing, or wiring that does not meet current regulations. Our surveyors inspect the electrical consumer unit and note the type of wiring where visible, flagging any obvious safety concerns. We will recommend that a qualified electrician inspects any installation that appears outdated or does not meet current standards. For properties with older electrical installations, a full electrical inspection by a registered electrician is often recommended as a priority follow-up action.