RICS Level 2 Survey Sandwell

Our RICS Level 2 surveys provide a thorough inspection of the property's visible condition, assessing all key structural elements and identifying defects that could impact your investment. In Sandwell, where we see everything from post-war semi-detached houses to Victorian terraced properties, our inspectors pay particular attention to the common issues affecting local housing stock. We examine the roof coverings, chimneys, external walls, windows, and doors, checking for signs of deterioration, structural movement, or previous repairs that may not meet current standards. Our team looks for evidence of previous alterations or extensions that may not have been properly carried out, which is particularly relevant in areas where many properties have been extended over the years.

The inspection includes a comprehensive assessment of damp and timber defects, which are particularly relevant in Sandwell given the age profile of much of the local housing stock. We inspect internal walls, ceilings, floors, and staircases, looking for evidence of damp staining, plaster deterioration, or structural distortion that could indicate underlying problems. Our surveyors also examine gutters, downpipes, and drainage systems, as poor water management is a frequent issue in properties across the borough. We measure damp levels using moisture meters and assess the condition of any timber elements such as floor joists, roof rafters, and window frames for signs of rot or insect damage.

Sandwell lies within the historic Black Country Coal-field, and our inspectors are aware of the mining legacy that affects certain areas. Properties in localities such as Tipton and parts of West Bromwich may show signs of mining-related subsidence, and our surveyors know exactly what to look for when assessing properties in these locations. We check for cracking patterns, uneven floors, and other indicators of ground movement that could signal foundation issues requiring further investigation. The famous Tilted Barrel Public House in Tipton stands as a visible reminder of the mining activity that has affected this area, and our surveyors apply this same level of scrutiny to residential properties.

We also assess the property's electrical and drainage systems where visible, noting the condition of consumer units, wiring, and plumbing. While we don't test these systems, we can identify obvious defects or outdated installations that may require attention from qualified electricians or plumbers. In older properties particularly, we often find older style fuse boards, lead piping, or cast iron soil stacks that may need updating. Our goal is to give you a complete picture of the property's condition so you can make an informed decision about your purchase.

• Roof structure and coverings
• Chimneys and flues
• External walls and render
• Windows and doors
• Damp and timber defects
• Structural movement signs
• Drainage and guttering
• Internal plaster and finishes

Sandwell's housing mix means a RICS Level 2 survey is appropriate for the majority of property purchases in the borough. According to the 2021 Census, over 80% of households in Sandwell live in houses or bungalows, with a significant proportion of these properties being semi-detached or terraced homes built during the post-war period. These conventional properties, typically constructed with standard brick methods and tile roofs, are well-suited to the Level 2 survey format, which provides a comprehensive overview of their condition without the detailed analysis that older or more complex buildings might require. With an average household size of 2.42 and over 130,000 households in the borough, there's significant demand for property surveys from buyers at every stage of the housing journey.

The borough's nine conservation areas and over 200 listed buildings mean that some property purchases will fall outside the scope of a standard Level 2 survey. Properties within conservation areas such as Church Square in Oldbury, Market Place in Wednesbury, or the High Street in West Bromwich may require additional considerations, and our surveyors will advise if a more detailed Level 3 Building Survey would be more appropriate. Similarly, historic timber-framed buildings like Oak House in West Bromwich, which was upgraded to Grade I listing in December 2024, would benefit from the more comprehensive assessment that a Level 3 survey provides. The conservation areas also include Galton Valley in Smethwick, Factory Locks in Tipton, and the Cape Hill Town Centre area, each with their own distinctive architectural character.

Sandwell's geology also plays a role in determining the type of survey you need. The borough is divided by the Eastern Boundary Fault, with the western area sitting on Coal Measures rocks from the Carboniferous Period, while the larger part is covered by superficial deposits of sands and gravels overlying older bedrock. The presence of boulder clay in many areas creates potential for shrink-swell movement, particularly in properties with trees nearby or those with original shallow foundations. Our Level 2 surveys include assessment of visible signs of movement or cracking that could indicate foundation issues, and we'll recommend further investigation where necessary. The Rowley Hills on the border of Dudley and Sandwell are known for Rowley Rag, a form of dolerite, illustrating the varied geology that exists within the borough.

The local economy and demographics also influence the property market in Sandwell. With over 40% of residents under 30 and a population that grew by 11% between 2011 and 2021, the borough continues to attract buyers looking for affordable housing in the West Midlands. The excellent transport links via the M5 and M6, Midland Metro, and West Coast Main Line make Sandwell an attractive option for commuters. a first-time buyer purchasing a flat in Oldbury or a growing family looking for a semi-detached house in Tipton, understanding the property's condition through a thorough survey is essential for protecting your investment.

Property age varies significantly across different parts of Sandwell, with Victorian properties in some areas, extensive post-war housing estates, and more recent new build developments. The Mix, a major regeneration project in West Bromwich, has brought new apartment developments to the town centre, while areas like Bearwood feature a mix of period and modern housing. This variety means that our surveyors must be familiar with different construction methods and the common defects associated with each era of building. We apply this knowledge to every survey we carry out, ensuring you get an accurate assessment regardless of the property type or age.