RICS Level 2 Survey in Redditch

Our RICS-qualified surveyors carry out a visual inspection of the accessible parts of the property and report in line with the RICS Home Survey Standard. That means we look at the roof space where it can be seen, the walls, ceilings, floors, windows, doors, joinery and the visible parts of the services. We also use the traffic-light condition ratings, from 1 to 3, so you can see which points need attention now and which are lower risk.

A Level 2 survey does not involve destructive investigation. We do not lift carpets, move heavy furniture, test electrics or run taps in a way that counts as specialist testing, and we only comment on what can be seen on the day. For a home in reasonable condition, built with conventional materials and fitted out in a straightforward way, that is usually the right depth of inspection. If the property is listed, heavily extended or built using an unusual method, a Level 3 Building Survey is the better fit.

In Redditch, that distinction matters on streets such as Easemore Road, in Brockhill and around the newer homes at The View in B97 6BP. A standard brick house on Meadow Rise is a different job from a property with multiple additions near Batchley or a home that has had altered rooflines in Astwood Bank. The report is there to tell you what is visible, what is worth monitoring and what needs a specialist follow-up.

• Roof coverings and visible roof timbers
• Walls, floors, ceilings and joinery
• Windows, doors and visible external finishes
• Accessible services and drainage points

Redditch has designated Flood Risk Areas for surface water, so our surveyors pay close attention to what happens around the house after rain has nowhere to go. The local resilience work naming Astwood Bank, Batchley, Bordesley, Elcocks Brook and Feckenham is useful here, because those are the sorts of places where a buyer needs to ask about drainage, air bricks, gullies and any previous internal staining. The site south of Crumpfields Lane is noted as being in Flood Zone 1 and not subject to surface water flooding, but that does not remove the need to inspect visible drainage and ground levels.

The town also has a strong pipeline of new homes, with Brockhill East at 960 homes and Foxlydiate at 2,560 homes. That means many instructions here involve newer fabric, where sealant lines, roof junctions, rainwater goods and ventilation are more relevant than old chimney faults or crumbling lime mortar. On schemes such as The View in B97 6BP, Meadow Rise in Brockhill and the planned homes at Wire Croft near Alexandra Hospital, we look carefully at the visible finish and at any signs that the property has not settled cleanly.

If the home is listed, or if it carries awkward additions such as a wraparound extension, a loft conversion or a changed roof form, Level 3 is usually the safer route because it gives more depth and more commentary. We also have not relied on an unverified geology note for shrink-swell risk here, so we keep our report focused on what can actually be seen on the day.

• Flood-prone spots to ask about
• Previous drainage issues around some estates
• New-build junctions, sealants and rooflines
• Listed or heavily altered homes needing Level 3